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Y it ',.,f C�IiUE EXHIBIT
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http•//www.stiipids]ab.com/Wells-Tolbert.htm 11/30/2005
Weld County School District Re-3(J)/99 West Broadway/P.O.Box 269/Keenesburg, CO 80643
Tel:(303)536-20001 Fax:(303)536-2010
WELD
3J
February 16, 2006 EXHIBIT
Mr. Brad Mueller, Assistant Director 5c_.
Weld County Department of Planning Services
918 10th Street
Greeley, CO 80631
Re: Pioneer Communities Comprehensive Plan Amendment Update
Dear Mr. Mueller:
This letter is provided as follow-up to my letter to you dated January 31, 2006. In that letter, I
indicated that Pioneer officials had agreed to meet with School District representatives on
February 8th to discuss school specific issues; to attend a capital facilities fee foundation meeting
on February 9th; and to make a presentation during the February 15th meeting of the Re-3J Board
of Education.
Pioneer representatives did facilitate discussion during the fee foundation meeting and did present
to the Board of Education. What has not yet occurred is the meeting between Pioneer
representatives and School District officials to discuss school specific issues—but plans are being
made to conduct that meeting sometime within the next three weeks. Again, I will notify you
when we have the meeting and any progress made during that meeting.
At this time, the Re-3J School District remains in opposition to the Pioneer Development due
to the number of school issues that remain unresolved. Please contact me if you have any
questions about this letter or Weld Re-3J's efforts to responsibly address growth issues.
Sincerely,
Marvin Wade, Ed.D.
Superintendent of Schools
Weld County School District Re-3J
r
EXHIBIT
I 5aC 0OH:tin Memorandum
TO: Weld Planning Commissioners
DATE: February 21, 2006
FROM: Brad Mueller, Assistant Director
•
COLORADO Department of Planning Services
RE: Potential Conditions—Chapters 22 and 26
You have received, as part of your Staff Comments, potential Conditions of Approval for use in the case
where the Commission chooses to approve the proposed amendment. Included with those conditions
are potential revised Weld County Code Chapters 22 and 26.
Attached are revised copies of Chapters 22 and 26 to reflect minor revisions or technical corrections to
the copy that was originally provided to you. Generally, there are no substantive differences in the
copies.
One issue that needs additional clarification concerns policies for expansion of a Southeast Weld MUD.
Staff is recommending that no policies be adopted at this time that would allow for expansion of a new
Southeast Weld MUD.
In your Staff Comments,this is reflected at the end of Chapter 22 by omitting the applicant's proposal for
expansion policies. To further clarify, staff believes that the scope and size of this area requires that
additional study and community interaction need to take place before adopting rules that would allow for
the expansion of a Southeast MUD.
As such, staff recommends that the following attached Sections NOT be included in any Code revisions.
However, if the Planning Commission does adopt them, Staff recommends that the attached language
be utilized.
To Be Omitted / Not Included in the Weld Code
(submitted by the applicant)
1-120 Future Amendments to Comprehensive Plan Because other properties within the SSA, (defined
above) win be capable of receiving central sewer service from the new WWTF, this corridor may experience
other property owners who are desirous of amending their agricultural designation for urban land uses. The
change from"Agriculture"to"Urban"designations within the SSA should be anticipated and will be
considered provided that a subsequent applicant requesting to amend the Comprehensive Plan provides the
County: (1) a will-serve letter from the operator of the WWTF, (2)proof of adequate water for the intended
development, (3) a financial plan demonstrating how the necessary infrastructure will be financed, designed,
constructed and maintained for the intended development, and (4) a showing of proximity, defined as within
one mile of the PDA, or within the identified growth boundaries of Keenesburg or Hudson (as may be
amended). Once the applicant has complied with the foregoing,the subject property will be deemed
appropriate for urban development, and shall then be subject to the Comprehensive Plan amendment process
(Section 22-1-150 of the Weld County Code) for site specific land use designations addressing the goals,
objectives and policies of the Comprehensive Plan and the design intent statements of Pioneer Communities for
those areas lying outside the UGBs of Hudson and Keenesburg. Comprehensive Plan Amendments to areas
within the PDA shall follow the same process outlined above.
All required notification for amending the Comprehensive Plan as set forth in the County Code should be
followed. Notification will be provided consistent with Weld County Code Section 22-1-150.5.c. requiring the
publication of a notice in a newspaper selected by the BOCC at least 10 days prior to any hearing seeking an
amendment of the Comprehensive Plan.
If Expansion Policies are adopted, preferred language
{Chapter 22, Section 22-1-150}
{discusses submittal requirements . . . }
4.5 In the case of any amendment to the Southeast Weld MUD Area Map XX, the proposed
amendment must:
a. Demonstrate the proposed inclusion into the Southeast Weld Mixed Use Development Area Land
Use Map XX or modification to the existing land use classifications, as outlined on the Land Use Map,
includes lands that are significantly adjacent to and contiguous with the existing Southeast Weld Mixed
Use Development Area Land Use Map XX.
b. Describe how the proposed amendment will address the impact on existing or planned service
capabilities. This statement shall include how emergency services will be provided to the proposed area.
c. Delineate the number of people who will reside and work in the proposed area and the number of
jobs created by the proposed development. This statement shall include the number of school-aged
children and address the social service provision needs, such as schools, of the proposed population.
d. Be submitted with a deed or legal instrument to the Department of Planning Services identifying
the applicant's interest in the property.
e. Demonstrate that the site can be serviced by public water and sanitary sewer service.
2
f. Include a prepared preliminary traffic impact analysis. All traffic analysis information and reports
shall be prepared and certified by a registered professional engineer competent in traffic engineering and
shall address impacts to strategic roadways,if applicable. The intent of this analysis is to determine the
project's cumulative development impacts,appropriate project mitigation and improvements necessary to
offset a specific project's impacts. This analysis shall include the following information:
1) Introduction: Describe the proposed development and parameters of the study area.
2) Trip generation: Determine daily and a.m. and p.m. peak-hour trip generation for the
proposed development using established rates identified in the Trip Generation Manual published by
the Institute of Transportation Engineers or as agreed to by County staff.
3) Trip distribution: Based on assumptions contained in the MUD area traffic analysis or
market estimate, describe the anticipated trip distribution patterns for the proposed development.
4) Trip assignment: Based on the projected trip generation,assumed trip distribution and the
prevailing roadway network, assign the projected traffic to the intersections and streets within the
study area.
5) Any reasonable additional information deemed necessary for review.
{discusses Planning Staff consideration . . .}
7.5 In the case of any amendment to the Southeast Weld MUD Area Map XX:
a. The proposed amendment inclusion into the Southeast Weld MUD Area Map XX or modification
to the existing land use classification as outlined on the Map includes lands that are adjacent to and
contiguous to the existing MUD area and are a logical extension of it.
b. The proposed inclusion demonstrates consistency with the spirit, intent, goals, objectives, and
policies of the overall Comprehensive Plan.
c. The proposed inclusion demonstrates that it will result in a compelling public benefit.
d. The proposed amendment will address the impact on existing or planned service capabilities
including,but not limited to, all utilities infrastructure and transportation systems.
e. The proposed number of new residents will be adequately served by the social amenities, such as
schools, of the community.
f. The proposed amendment has demonstrated that adequate services are currently available or
reasonably obtainable.
g. Referral agency responses have been received and considered.
{discusses Planning Commission consideration . . .}
9.d. In the case of any amendment to the Southeast Weld MUD Area Map XX:
3
a. The proposed amendment inclusion into the Southeast Weld MUD Area Map XX or modification to
the existing land use classification as outlined on the Map includes lands that are adjacent to and
contiguous to the existing MUD area and are a logical extension of it.
b. The proposed inclusion demonstrates consistency with the spirit,intent,goals,objectives,and policies
of the overall Comprehensive Plan.
c. The proposed inclusion demonstrates that it will result in a compelling public benefit.
d. The proposed amendment will address the impact on existing or planned service capabilities
including,but not limited to, all utilities infrastructure and transportation systems.
e. The proposed number of new residents will be adequately served by the social amenities, such as
schools, of the community.
f. The proposed amendment has demonstrated that adequate services are currently available or
reasonably obtainable.
g. Referral agency responses have been received and considered.
{Board of County Commissioners consideration . . . }
11.d. In the case of any amendment to the Southeast Weld MUD Area Map XX:
a. The proposed amendment inclusion into the Southeast Weld MUD Area Map XX or modification to
the existing land use classification as outlined on the Map includes lands that are adjacent to and
contiguous to the existing MUD area and are a logical extension of it.
b. The proposed inclusion demonstrates consistency with the spirit,intent,goals,objectives,and policies
of the overall Comprehensive Plan.
c. The proposed inclusion demonstrates that it will result in a compelling public benefit.
d. The proposed amendment will address the impact on existing or planned service capabilities
including,but not limited to, all utilities infrastructure and transportation systems.
e. The proposed number of new residents will be adequately served by the social amenities, such as
schools, of the community.
f. The proposed amendment has demonstrated that adequate services are currently available or
reasonably obtainable.
g. Referral agency responses have been received and considered.
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