HomeMy WebLinkAbout20071088.tiff REFERRAL REQUEST
A
TODAY'S DATE: April 3, 2007
PROJECT NAME: Hauck Preserve
FILE NUMBER: 2007-10
PROJECT TYPE: Annexation, Zoning and Concept Plan, Zoning Map
Amendment
COMMENTS DUE BY: April 24, 2007
PLANNER: Todd Tucker
EMAIL: ttucker@frederickco.gov
Dear Referral Organization or Agency:
Information on the proposal in the Town of Frederick referenced above is enclosed
for your review and comments.
n We have no objections to this proposal
n Please note the following concerns this organization has with this
proposal:
n See attached letter for comments regarding this proposal.
Organization or Agency Name
Your Name
Signature
Date
Phone
For additional information, please contact the Planner at 303-833-2388
PLEASE RETURN TO:
Town of Frederick
Planning Department
P.O. Box 435
401 Locust Street
Frederick, CO 80530
Ph: 303-833-2388 Fax: 303-833-3817
gale fig ( 6L; SO, C1/9 2007-1088
f
Hauck Preserve at Idaho Creek LLC.
Ms. Pamela Ray— Managing Partner
669 Emerson Street
Denver, Colorado 80218
April 3, 2007
Mayor and Board of Trustees
Town of Frederick
P.O. Box 435
Fredrick, CO 80530
RE: Letter of Intent to Annex and Zone 85.279 acres at WCR 5 and WCR 16.5
Dear Mayor and Board of Trustees;
Please accept this "Letter of Intent" from the Hauck Preserve at Idaho Creek LLC
to annex and zone 85.279 acres of property into the Town of Frederick R-E
zoning district. The property is located in the North 1/2 of Section 29 located in
T2N, R68W of the 6tn P.M., Weld County Colorado. Presently the land is used
for agriculture and is located within Weld County jurisdiction.
The development proposed for the area to be annexed consists of the following:
• Development of 39 residential lots ranging in size from approximately
11,500 SF to 3 acres.
• The buffering of residential development from WCR 5 and WCR 16.5
with approximately 4.5 acres of open space landscaped with low water
use plants.
• The creation of three agricultural outlots of approximately 26 acres.
• The development of two lakes totaling approximately 7 acres.
• The development of a public trail system suitable for connection into a
future regional trail system.
• The overall development approach of transitioning from 11,500 SF lots
on the east to two to three acre lots integrated with 26 acres of
agricultural outlots adjacent to the Boulder Creek corridor.
The annexed property consists of two parcels including the South Half of WCR
16.5 (containing approximately 1.968 acres) and the Hauck Preserve at Idaho
Creek LLC property, being described as Lot B, AMRE-3107 and containing
approximately 83.311 acres. The West Half of WCR 5 has already been
annexed. The annexation is located at the Northwest Corner of WCR 5 and
WCR 16.5. The annexation is contiguous to the Town of Frederick boundary
along 1,318 feet of its perimeter, at the Fox Chase Annexation. The annexation
contains 9,260 feet of perimeter, requiring 1544 feet of contiguity. Since the
existing contiguity is only 1318 feet, two annexation maps will be required to
satisfy the 1/6 contiguity rule."
Hauck Preserve—Letter of Intent ] 4/2/2007
A Concept Plan for the property is attached We are hopeful that this project will
be well received by the Board of Trustees and the Planning Commission and are
looking forward to developing this property nto a valuable addition to the
community. We are anticipating a favorable action by the Board of Trustees on
this annexation request. Pease feel free to intact us with any questions or
additional information needs Thank you for your consideration in this matter,
Sincerely,
Hauck Preserve at Idaho Creek LLC
Ms. Pamela Ray—Managing partner
Haack Preserve—Later of Intent 2 4,2/2007
HAUCK PRESERVE
PROJECT DESCRIPTION AND WRITTEN STATEMENT
The Hauck Preserve, LLC is proposing a thirty nine lot single-family lot subdivision
on an 85.279 acre parcel located west of and adjacent to WCR 5, and north of and
adjacent to WCR 16.5. The project site is located within the Town of Frederick
planning area and adjacent to the present Town boundary. The proposed
development is consistent with the Rural Residential land use designation proposed
for the property on the Town Plan. The property meets the basic State requirements
for annexation into the Town of Frederick and requires zoning as part of the
annexation process.
Proposed land uses within the subdivision include a variety of single-family
residential lots, agriculture and open space uses are as follows:
• Development of 39 residential lots ranging in size from approximately
11,500 SF to 3 acres.
• The buffering of residential development from WCR 5 and WCR 16.5 with
approximately 4.5 acres of open space landscaped with low water use plants.
• The creation of three agricultural outlots of approximately 25 acres.
• The development of two lakes totaling approximately 7 acres.
• The development of a trail system suitable for connection into a future
regional trail system.
The overall development approach focuses on transitioning from 11,500 SF lots on
the east to the two to three acre lots integrated with 25 acres of agricultural outlots
adjacent to the Boulder Creek corridor on the west. The objective of this
development approach is the reduction in density from east to west to transition from
residential development to the east of this project to the open space associated with
the Boulder Creek corridor to the west.
The majority of the lots (32 of 39) are adjacent to the two connected lakes and
oriented to take advantage of the excellent views to the west. The remaining four-
two to three acre lots along the west side of the development will be accessed via a
common driveway that will be constructed to the Frederick—Firestone Fire
Protection District's standards. Each of the two to three acre single-family lots along
the western edge of the property will include a residence comparable to other
residences in the development and an accessory dwelling. The accessory dwelling
unit will be incorporated into the overall design of the agricultural uses. Accessory
dwellings are proposed for the remaining lots although the accessory dwelling must
be integrated into the house (basement, over the garage, etc.) and not in a separate
structure as allowed on the two to three acre lots.
The two connected lakes represent approximately 7 acres of open space accessible
only to the residents and their guests. Along the south and east edge of the property is
an approximately 3.5 acres open space buffer that will reduce the impacts from WCR
roads 5 and 16.5 and include a public accessible trail. Although not officially
Hauck Preserve—Annexation Written Statement I 3/23/2007
designated as open space the three agricultural outlots will not allow any residential
or non agricultural buildings thus providing additional open area associated with the
development.
Each lot has frontage on a private internal road, which has been designed to meet both
Town of Frederick and Frederick— Firestone Fire Protection District road standards.
The Homeowner Association will be responsibility for the road maintenance. The
Applicant wishes to retain the option of installing a gate on the private road based on
the input of homebuyers.
Although the site is designated as "Not Prime" agricultural land by the USDA Soil
Conservation Service and Colorado State University Cooperative Extension Service,
the project will support the agricultural heritage of the area by designating the
remaining four of the thirty nine residential lots and the three outlots for agricultural
uses. (approximately 42 acres of the entire 85.279 acres projects) These outlots will
create usable agricultural areas for the agricultural lot owners, protect an open view
corridor to the west for the remainder of the lot and promote continued agricultural
use in the area.
The specific architectural styles of the principal residential and accessory structures
will be selected by the individual lot owners within standard limitations outlined in
the covenants and design guidelines. The basic character will focus on building
forms and style that are consistent with the surrounding land-uses and with the overall
character of the area. Draft versions of the design guidelines and Covenants will be
provided in future submittals.
The agricultural outlots will include agricultural related facilities such as hay barn,
equipment and supply storage and paddocks. The remainder of the lot will be fenced
and irrigated for pastures and associated agricultural uses.
The agricultural outlots will also include an alpaca farm. Alpacas are small ruminants
weighing an average of 135 pounds (approximately 1/3 the size of llamas and a little
larger than sheep). The grazing ratio for alpacas is roughly calculated as 10 alpacas
per 1 horse. Alpacas are gentle, non-aggressive animals and are raised for their
fleece, which is shorn once a year, and as breeding stock. The owner will maintain a
herd of up to 100 alpacas and shall sell alpacas, breedings, fleece, yarns and other
alpaca items from the farm. There will also be an approximately 50' x 80' barn with
an office, a small area for alpaca products, heated veterinarian room, storage, and
alpaca shelter as well as other agriculture- related space. In addition, there will be
other agricultural support structures on the farm such as: 3-sided shelters, pump
houses, a shop and hay shelter. The remainder of the lot will be fenced and irrigated
for pastures and associated agricultural uses.
Hauck Preserve will primarily generate revenue for the Town of Frederick through
increases in property taxes associated with home and lot values in the range of
$600,000 to $lm. Because the primary use is residential, with secondary agricultural
Hauck Preserve—Annexation Written Statement 2 3/23/2007
uses, economic development will focus on increased property taxes. Additional fees
will also be collected by the Town for specific service such as issuing a building
permit on the short term. On the longer term the development will generate an
additional taxes as the residents of Hauck Preserve purchase items within the Town
that generate sales tax revenues.
It is anticipated that the annexation will benefit the St. Vrain Valley School District,
R-IJ due to the increase in property valuation that will increase property tax
contribution to the District. Based on discussions with the representatives of the
School District the schools that will serve the homes in Hauck Preserve have
adequate capacity to accommodate the 27 additional students.
The other service providers such as Frederick-Firestone Fire Protection District,
Carbon Valley Recreation District, Weld County Library District and the Tri-Area
Ambulance District will also benefit from the increase in property valuation that will
increase property tax contribution to each of the Districts. Based on discussions with
the representatives of the various Districts, they have adequate capacity to
accommodate the 39 additional homes proposed for Hauck Preserve.
The rural subdivision process allows very low density development; integrated with
large agricultural outlots, to support the transition from the urbanized areas within
Frederick to the creek corridor. This development approach helps protect
agricultural resources, preserve natural areas, wetlands, stream corridors and wildlife
areas.
Also the project provides a valuable addition to variety of residential homes in the
Town. The design of the development helps transition to the western edge of
Frederick while helping buffer the Boulder Creek corridor.
Surrounding land uses include open space to the west, agriculture to the south and
similar scaled residential development to the east. The open space buffers along the
east and south of the development buffers the residential development from the
adjacent agricultural uses and the very low density residential mixed with large
agricultural outlots transitions to the open space to the west.
The Applicant is preparing an analysis of impacts on the street system including
mitigation by paving the adjacent roads when traffic levels warrant. As development
occurs on this property and adjacent properties traffic volumes will increase. The
paving of WCR 5 and WCR 16.5 will increase the capacity of these roads to
adequately handle the increased volumes. No additional improvements have been
identified as necessary to further mitigate impacts resulting from development.
Presently the only public service not readily available to the site is a connection to a
municipal sewage treatment provider. The Applicant is working with the St Vrain
Sanitation District (SVSD) and property owners in the area that will desire sewer
service in the near future. In the interim the Applicant will plan for sewer service
being available in the future by installing the necessary internal sewer collection
Hauck Preserve—Annexation Written Statement 3 3/23/2007
system and allowing individual sewage disposal systems (ISDS) with review by Weld
County. At the time that sewer service is extended to within 400 feet of the platted
lots the development will be connected to SVSD service line. Any home constructed
prior to the availability of sewer service from SVSD will be required to connect to the
SVSD line at the time their 1SDS fails. Any homes constructed subsequent to the
availability of the sewer line will not have the option to install an ISDS and must
connect to the internal sewer collection system.
Based on our discussions to date with representatives of the St. Vrain Sanitation
District and other landowner/developers in the same service area as Hauck Preserve,
there is a strong likelihood that a St. Vrain sanitary sewer line will eventually be
constructed that can serve Hauck Preserve. The issue is when. Because of the
significant cost of extending sewer service and the number of units proposed in
Hauck Preserve, the Applicant must work with other developments with significantly
more units. Because of this situation the Applicant is requesting a five year vesting
period with an option to extend the vesting period if sanitary sewer is not available
within the initial five tear timeframe.
Left Hand Water District has provided a letter stating their ability to provide water
service. The District will require the Applicant to provide adequate raw water to the
district as part of their agreement to provide service.
Hauck Preserve has been planned with very low density development integrated with
large agricultural outlots; to support the transition from the urbanized areas within
Frederick to the Boulder Creek corridor along the western edge of the Town's
planning area. This development approach reduces impact to these environmentally
sensitive areas, helps protect agricultural resources,preserve natural areas, wetlands,
stream corridors and wildlife areas. Also the lakes will help filter drainage from
developed areas prior to it entering the natural drainage system.
The addition of 39 homes will have a limited impact on Town parks and recreation
facilities primarily due to the lack of Town facilities in the vicinity of this property.
The primary recreation opportunity is the connection to a regional trail system
planned for the area. Hauck Preserve is proposing to install a trail system through the
project open space that will be suitable for connection to the regional trail system
when available.
Hauck Preserve—Annexation Written Statement 4 3/23/2007
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F F `£� TOWN OF FREDERICK
o" �'iii PLANNING DEPARTMENT
9 li Kl�n�\ ; ..- p 401 LOCUST STREET• P.O. BOX 435 • FREDERICK, CO 80530-0435
nn 1 PHONE: (303) 833-2388 • FAX: (303) 833-3817
ea N....._\.
LAND USE APPLICATION FORM
PROJECT NAME: Hauck Preserve
DATE SUBMITTED:4-3-2007 APPLICATION FEE:$3,250.00
TYPE OF APPLICATION:
O Annexation, Zoning and Concept Plan 0 Sketch Plan 0 Preliminary PUD Development Plan
❑ Annexation Agreement Amendment 0 Preliminary Plat 0 Final PUD Development Plan
❑ Zoning map amendment and Concept Plan 0 Final Plat 0 Plot Plan
Cl Certificate of Nonconforming Use 0 Site Plan 0 Minor Subdivision Plat
❑ Code Text/Comprehensive Plan amendment 0 Variance/Waiver 0 Subdivision Exception
❑ Vacation of ROW or Easement 0 Oil and Gas Drilling 0 Conditional Use Site Plan
O Appeal of Administrative Decision 0 Other 0 Conditional Use Review
PRE-APPLICATION MEETING WAS HELD WITH:Todd Tucker DATE: 2-28-2007
PROJECT INFORMATION:
Applicant's Name:Pamela Ray-Managing Partner Project Location:WCR 16.5&WCRS
Address:669 Emerson St. Existing Use:Agriculture
Denver,CO 80218 Proposed Use:Residential/Agriculture
Phone/Fax:303-832-3478/303-832-3106 Existing Zoning:Agriculture
Relation to Property Owner:Managing Partner Proposed Zoning:R-E
Is site within Frederick Planning Area? o Yes o No
Legal Description of Property (location within section, section, township and range):
N 1/2 Section 29. T2N-R68W
TOTAL ACREAGE OF PROPERTY UNDER CONSIDERATION:
Number of Existing Residential Lots:0 Number of Proposed Residential Lots:39
Number of Existing Commercial Lots:0 Number of Proposed Commercial Lots:a
Number of Existing Industrial Lots:0 Number of Proposed Industrial Lots:0
ADDITIONAL CONTACTS: Kloepfer-Partner
Property Owner:Steve & Ellene Kloepfer Consultant: Bob Perletz, Winston Associates, Inc.
Address: 1435 WCR 16.5 Address:4696 Broadway
Longmont,CO 80305 Boulder, CO 80304
Phone/Fax:303443-6506/303-682-1475 Phone/Fax:303440-9200/303449-6911
Property Owner Consultant:Margaret Brown, EGA
Address: Address:566 Briggs St.
Erie,CO 80506
Phone/Fax: Phone/Fax:303-828-3340/303-828-3418
1
. . - ;.ANSI ttSiti:1 P.PUUCAT.IM FORM :(GOHTZNU b) ' ,. .
COMPREHENSIVE PLAN MAP DDESIGNAI-IONS: _ _._._ �..__� .
LAND USE&PUBLIC FACILITIES Rural/ I IMAGE AND nFSIGI`N
Land Use Designation(s)= Gateway: 7.1Yes c No
Res
idential
I Important Connection _ Ye5 a No
Public Facilities: ff UTIU Tr AND SPECIAL DISWICTS
'gone I Water: Lz,lt Hand'Jute,Dtst+ct
—T
(TRANSPORTATION Sewer: ISoS1St.'/renSar aw,onDta+►ty
Street Connections: n WCR
Pretectlen. Frederick-- r:e urrtoP.A.Pn,tec+,ar.Cftsir,c
l�/YVCR 5, 16.5 Other: 0niieliPowc_r
'
PARKS: OPEN CE SPA ANT] RECREATION � ENVIRONMENTAL ISSUES
Proposes park ar:d/or trail: Property in Flood plain: 0 Yes C NO
Sensrtive Wildlife
Lakes.Oomn S9aace and Trai'S.Trail to cronn.ct to region&tr,d
habitat area: o Yes P. No s
TOWN PATTERN PLAN hT6SIDENCE AND OIL AND GAS
Land Use Designation(s): Subsidence area: D Yes e No i
L Rural Residential I Oll androrgas wells,__ ______ o Yes o No
CERTIFICATION:
I certify Mat I am the lawful owner of the parcel(s) of land which this apptication concerns and consent to
this act.on.
Owner: 'I l cw, >✓S2 t,1, ti t- cs�1�r O� , �L.__ Date: 3 1 el L r.5-1 _I
I certify that the information and exhibits(�hisve submitted ate true and correct to the nest of my knowledge. -`I
In filing this application I am acting with t'a knowledge and consent of the property owners. I understand
that all materials and fees required__ by the Town.of Frederick must be submitted prior to having this
appiica cessed. l—
L APplIc __ , 1-vt ° ' ?`.,_.�`Z J cvlr -il,I ice':., O C ,,___ Dater 3 ----D(i.' --Q Z _
si
I
G
Memorandum
To: Todd Tucker-Town of Frederick
From: Bob Perletz- Winston Associates, Inc.
Date: 3/23/2007
Re: Hauck Preserve Annexation/Zoning-Neighborhood Meeting
A Neighborhood Meeting was held on March 7, 2007 at the Frederick Town Hall as required by the
Town of Frederick prior to the submittal of an Annexation request for Hauck Preserve. As per the
Town's request,an invitation to the meeting was sent to all ten adjacent property owners that are
within 500 feet of the areas to be amended. Not including representatives of the Applicant and the
Town, a single adjacent land owner attended.
The meeting was started at approximately 6:10 PM with an introduction of the overall project and
then a specific description of the proposed Development Plan. Plans were displayed showing the
following:
• Development of 39 residential lots ranging in size from approximately 11,500 SF to 2.9
acres.
• The buffering of residential development from WCR 5 and WCR 16.5 with approximately
4.5 acres of open space landscaped with low water use plants.
• The creation of three agricultural outlots of approximately 25 acres.
• The development of two lakes totaling approximately 7 acres.
• The development of a trail system suitable for connection into a future regional trail system.
• The overall development approach of transitioning from 11,500 SF lots on the east to two to
three acre lots integrated with 25 acres of agricultural outlots adjacent to the Boulder Creek
corridor.
After the informal presentation of the proposed development the meeting was opened up for
discussion. The following is a synopsis of the discussion and the responses(in italics)provided by
the Applicant and the Town staff.
• Virginia Shaw voiced concern about conflicts between new neighbors and the activities that
her family engages in on their adjacent property. The Shaw property includes the lakes
created as part of the gravel mining of the Boulder Creek corridor. Ms. Shaw stated that her
and her family have planned the use of their land to promote their continued recreation use
which includes power boating, hunting, fishing and use of 4-wheelers. She would like to
avoid conflicts.
Todd Tucker, the Town planner, discussed that because Ms. Shaw's property is within Weld
County and that the uses described as occurring on the Shaw property are consistent with
County regulations. He added that the Town of Frederick does not regulate activities in the
County. There was also discussion about adding statements to the Final Plat and the
project covenants describing the fact that this development is adjacent to Weld County and
that recreation and agricultural activities will continue in the area as well as state that
1
•
March 23, 2007
adjacent land owners within the County have a right to continue uses that may impact the
residential uses in Hauck Preserve.
• Ms. Shaw also voiced concern about the recent trend of increasing the density of residential
development in the area and the potential impacts resulting.
Todd discussed that the proposed plan and the residential densities are consistent with the
Town's long range planning. The Applicant discussed that the development approach of
placing two to three acre residential lots and 25 acres of agricultural outlots adjacent to the
Boulder Creek corridor will help mitigate the development impacts on adjacent lands.
Also there was discussion concerning the impact of much larger scale developments such as
Windam Hill that will eventually require municipal sewer service. Because these
developments are in the same service area(i.e. can be served by the same gravity sewer
line)as Hauck Preserve, Colorado law will require that the homes in Hauck Preserve
connect to the sewer line when service is within 400'of the home. The increased cost of
paying for the sewer line extension combined with the ability to development lots that do not
require multiple septic envelopes results in increases in densities.
The meeting was concluded at 7:00 PM
2
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