HomeMy WebLinkAbout20060326.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Benson Farms Limited Liability Case Number 2005-xx
Company
Submitted or Prepared
Prior to At
Hearing Hearing
N 1 Staff Comments X
N Letter to Applicant X
N, Legal Notifications X
2 Application X
Maps X
Deed/Easement Certificate X
Utilities
X
V 3 Referral List X
City of Longmont, referral received 9/14/05& 12/1/05 X
St. Vrain Sanitation District, referral received 12/2/05 X
Weld County Paramedic Services, referral received 9/21/05 X
Weld County Department of Building Inspection, referral received 9/26/05 X
Weld County Department of Public Health and Environment, referral received X
10/6/05
Colorado Division of Wildlife, referral received 10/3/05 X
Little Thompson Water District, referral received 9/20/05 X
4 Referrals with comments X
Weld County Department of Public Works, referral received 9/30/05 X
State of Colorado Geological Survey, referral received 12/7/05 X
N Weld County Sheriff's Office, referral received 10/31/05& 11/28/05 X
N, St.Vrain Sanitation District, referral received 9/30/05 X
United States Department of the Army Corps of Engineers, referral received X
9/15/05
Colorado Department of Transportation, referral received 9/19/05 and 11/29/05 X
Longmont Soils Conservation District, referral received 9/19/05 X
N‘' Mt View Fire Protection District, referral received 9/19/05 x
St Vrain Valley School District, referral received 10/5/05& 12/2/05 X
State of Colorado Office of the State Engineer, Division of Water Resources, X
referral received 9/16/05
Weld County Department of Public Health and Environment, referral received X
12/9/05
2006-0326
Little Thompson Water District, referral received 11/28/05 X
N Weld County Department of Public Health and Environment, referral received X
12/9/05
Weld County Zoning Compliance, referral received 9/2/05& 11/22/05 X
3 TurrourtdlrtgPrapeny Ow,re,3-Letta,a
N,i
6 PC Exhibits X
P Meadow Ridge,Application for MUD Amendment dated 12/20/05 X
I hereby certify that the BBBB items identified herein were submitted to the Department of Planning Services at or prior to the
77 Ai"
led Pan ing ommissioners hearing.
Michelle Martin+ Planner
hiDeCHAPTERS 22 & 26, WELD COUNTY CODE
DO COMPREHENSIVE PLAN & MIXED USE DEVELOPMENT PLAN
STRUCTURAL LAND USE MAP #2.1 AMENDMENT
SUMMARY SHEET
Case Number: 2005-XX Hearing Date: December 20, 2005
Planner Michelle Martin
Applicant: Benson Farms Limited Liability Company c/o William Woods
Address: 4725 S. Monaco Street, Suite 205
Denver, CO 80237
Request: Petition to amend the Mixed Use Development Area of Unincorporated Weld County.
Changes to Chapter 22 (Comprehensive Plan) and Chapter 26 (Mixed Use
Development Plan Structural Land Use Map 2.1) land use designation of the Weld
County Code.
Legal: Pt. E2 of Section 23 and the SW4 of Section 24 all in T3N, R68W of the 6th P.M.,
Weld County, CO
Location: North of and adjacent to State Highway 66 and east of and adjacent to County Road
9.5
Parcel #s: 1207 24 000009; 1207 24 000004; 1207 24 000003; 1207 23 000011; 1207 23
000033; 1207 23 000032
Parcel Size: Approximately 481+/- acres total for the parcels described above.
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
There are two criteria for review of this amendment to Chapters 22 and 26 Map #2.1: Structural
Land Use Map. The first criteria is found in Section 26-1-30 (MUD Plan). The second criteria is
found in Section 22-1-150 (Comprehensive Plan).
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Department of Public Works, referral received 9/30/05
• Weld County Zoning Compliance, referral received 9/2/05 & 11/22/05
• Weld County Paramedic Services, referral received 9/21/05
• Weld County Department of Building Inspection, referral received 9/26/05
• Weld County Department of Public Health and Environment, referral received 10/6/05 &
12/9/05
• St Vrain Valley School District, referral received 10/5/05 & 12/2/05
• State of Colorado Office of the State Engineer, Division of Water Resources, referral
1 EXHIBIT
1 1
received 9/16/05
• City of Longmont, referral received 9/14/05 & 12/1/05
• Colorado Division of Wildlife, referral received 10/3/05
• Mt View Fire Protection District, referral received 9/19/05
• Longmont Soils Conservation District, referral received 9/19/05
• Colorado Department of Transportation, referral received 9/19/05 and 11/29/05
• Little Thompson Water District, referral received 9/20/05 and 11/28/05
• United States Department of the Army Corps of Engineers, referral received 9/15/05
• St. Vrain Sanitation District, referral received 9/30/05 & 12/2/05
• Weld County Sheriff's Office, referral received 10/31/05 & 11/28/05
• State of Colorado Geological Survey, referral received 12/7/05
The following agencies did not respond:
• Weld County Planning, Landscape
• State of Colorado Water Conservation Board
• State of Colorado Oil and Gas Conservation Commission
• Town of Firestone
• Town of Mead
• Mead Sanitation District
• North Colorado Water Conservancy
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CHAPTERS 22 & 26, WELD COUNTY CODE
COMPREHENSIVE PLAN & MIXED USE DEVELOPMENT PLAN
STRUCTURAL LAND USE MAP#2.1 AMENDMENT
ADMINISTRATIVE REVIEW
Case Number 2005-XX Hearing Date: December 20, 2005
Planner: Michelle Martin
Applicant: Benson Farms Limited Liability Company do William Woods
Address: 4725 S. Monaco Street, Suite 205
Denver, CO 80237
Request: Petition to amend the Mixed Use Development Area of Unincorporated Weld County.
Changes to Chapter 22 (Comprehensive Plan) and Chapter 26 (Mixed Use
Development Plan Structural Land Use Map 2.1) land use designation of the Weld
•
County Code.
Legal: Pt. E2 of Section 23 and the SW4 of Section 24 all in T3N, R68W of the 6th P.M.,
Weld County, CO
Location: North of and adjacent to State Highway 66 and east of and adjacent to County Road
9.5
Parcel #s: 1207 24 000009; 1207 24 000004; 1207 24 000003; 1207 23 000011; 1207 23
000033; 1207 23 000032
Parcel Size: Approximately 481+/-acres total for the parcels described above.
THE DEPARTMENT OF PLANNING SERVICES'STAFF RECOMMENDS THAT THIS REQUEST
BE APPROVED FOR THE FOLLOWING REASONS:
1. Criteria I: MUD Plan, Chapter 26,Weld County Code. That the application is consistent with
Section 26-1-30 Weld County Mixed Use Plan which establishes procedures for amending
Chapter 26 in accordance to procedures established in Section 22-1-150 of the County Code.
The procedures for submittal have been met.
2. Criteria II: Comprehensive Plan,Chapter 22,Weld County Code.The following procedures are
outlined in Section 22-1-150 of the Weld County Code:
A. 22-1-150.8.1.'Comprehensive Plan amendment proposals shall be considered bi-
annually with a public hearing process beginning in March or September of each
year.'
The application was received by the Department of Planning Services on August 1, 2005.
B. 22-1-150.8.2.The petitioner shall pay for the cost of legal publication of the proposed
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amendment and all land use application fees.'
The applicant has paid all associated land use fees.
C. 22-1-150.8.3. 'A typewritten original and thirty (30) copies of the proposed
amendment must be submitted to the Department of Planning Services no later than
February 1 or August 1 of each year to be considered for review and public hearings.'
The applicant supplied ample copies to the Department of Planning Services on August 1,
2005.
D. 22-1-150.B.3.a 'A statement describing why the comprehensive plan is in need of
revision.'
The entire site is located within the Mixed Use Development area and has been since May of
2002, but the proposed land use designations for the planned Meadow Ridge Planned Unit
Development (PUD) are not consistent with the Structural Land Use Map 2.1 amended
August 30,2004. Presently,the 1-25 Mixed Use Development Area Structural Land Use Map
2.1 has identified employment center (high intensity) and regional commercial (medium
intensity)along State Highway 66 and County Road 9.5. The proposed subdivision,Meadow
Ridge, has planned for residential and neighborhood centers along State Highway 66 and
County Road 9.5 which is inconsistent with the current land use designations, therefore the
need for the amendment.
E. 22-1-150.8.3.b.'A statement describing how the proposed amendment will be
consistent with existing and future goals,policies, and needs of the County.'
The applicants have examined the amenities of the MUD plan and have committed to provide
the following: open space, future school site locations, and sanitation facilities. The
application states a willingness to set aside land for two future schools.The applicants have
discussed the need for appropriate pedestrian circulation within the site and have committed
to meet these needs.The application states that the goal in creating this subdivision rests in
the ability to create a mixture of residential land uses and nearby commercial opportunities.
The proposed site does not lie within any Intergovernmental Agreement areas,nor is the site
included in a Municipal Growth Area. To be consistent with Section 22-2-100 of the Weld
County Code, urban scale residential development must occur within either one of these
areas or within the MUD. The parcels associated with this application were included in the
MUD boundary in May of 2002.
F. 26-2-30.D.1."Residential districts within the MUD area are encouraged to be cohesive,
identifiable and diverse,while retaining the current agrarian lifestyle of residents in the
area."
As proposed,the site will be developed with approximately 166 acres of open space divided
into numerous parks with open space connections throughout the subdivision. In accordance
with Appendix 26.E, 20% (160 acres) of the site will need to be dedicated to open space.
The applicant's proposal includes neighborhood commercial along State Highway 66 and
County Road 9.5. This corresponds to the current Mixed Use Development Structural 2.1
Map which also identifies a higher intensity along the arterials.
The applicant proposal, Meadow Ridge PUD, includes a diversity of housing types. This
variety of housing includes low density residential (R-1), Duplex residential (R-2), Medium-
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density residential (R-3), and High Density Residential (R-4).
G. 22-2-60.C. A.Goal 3 of the Comprehensive Plan states that"Conversion of agricultural
land to urban-scale residential, commercial and industrial development will be
discouraged in areas where adequate services and infrastructure are not currently
available or reasonably obtainable.'
The parcel was included in the MUD in May of 2002. At this time the property owner met the
criteria for adequate services. Currently, the some of the property is located within the St.
Vrain 208 Sanitation Boundaries while the remaining property is located within Mead's 208
boundaries. The entire site is located within the East 1-25 Sanitation District.
The site can be provided with urban scale water from Little Thompson Water District as
stated in their letter dated October 15, 2004.
H. 22-2-210 PUD.Goal 4. of the Comprehensive Plan states "Encourage creative
approaches to land development which will result in environments of distinct identity
and character".
The existing Mixed Use Development Area Structural Land Use Map 2.1 is planned for
medium to high intensity uses (Regional Commercial and Employment Centers). The
applicant is proposing a less intense use such as neighborhood commercial center and
residential. As a result of a lower intensity the applicant intends to create a planned
community capable of providing mixed use development with residential, commercial and
recreational amenities.
22-2-210 PUD.Policy 4.3.of the Comprehensive Plan states "Conservation of natural
site features such as topography, vegetation and water courses should be considered
in the project design".
The Northern Colorado Conservation Ditch will be incorporated into the open space which will
be used as a greenway with trail connections for the residents of the community.
J. 22-2-170 C.Goal 3. of the Comprehensive Plan states "Address the compatibility of
commercial land uses with adjacent land uses". 22-2-170 C.Policy 3.2. of the
Comprehensive Plan states that New commercial development should demonstrate
compatibility with existing surrounding land use in terms of general use, building
height, scale, density,traffic, dust and noise.
With the amended plan, the applicant is creating commercial areas within the community
located adjacent to an arterial and state roadways. The design standards including bulk
requirements and setbacks which will ensure compatibility with the surrounding land use will
be determined at the Planned Unit Development Change of Zone stage.
K. 22-2-190.R. Goal 1 of the Comprehensive Plan states that adequate public services
and facilities are currently available or reasonably obtainable to serve the residential
development or district. 22-2.190 R. Policy 1.1 further elaborates, 'The land-use
application has demonstrated that adequate sanitary sewer and public water systems
are available to all residential development, and that the street or highway facilities
providing access to the property are adequate in width, classification,and structural
capacity to meet the requirements of the proposed district or development".
As cited in the Traffic Study performed by Eugene G. Coppola P.E., in July 2005, there are
three scenarios for the proposed development. Scenario I includes 1,952 residential dwelling
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units for a total of 18,680 external vehicle trips on an average weekday. Scenario II takes
into account 1,772 dwelling units and 220,120 square feet of commercial for a total of 26,714
external vehicle trips on an average weekday. Scenario III includes 909 dwelling units,
1,056,500 square feet of commercial which would generate 55,523 external vehicle trips on
an average weekday. Weld County Public Works is working with the applicant and is
comfortable that the appropriate infrastructure can be in place to accommodate this amount
of traffic.
3. The following procedures to amend the 1-25 Mixed Use Development Area Map are outlined in
Section 22-1-150 of the Weld County Code as amended:
A. 22-1-150.4.a.'Demonstrate the proposed inclusion into the Mixed Use Development are
map or modification to the existing land use classification, is adjacent to and
contiguous with the existing 1-25 MUD Area Map.'
The site is currently within the MUD boundary and has been since May 2002.
B. 22-1-150.4.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.'
Weld County Paramedic Services and the Weld County Sheriff's Office will provide for the
emergency related service in this area assisted by Mountain View Fire Protection District.
The municipalities of Firestone, Mead,and Longmont are located within three(3)miles of the
site and have reviewed this application. Longmont commented with no concerns, and, no
comments have been received from the Towns of Mead and Firestone.
C. 22-1-150.4.c.'Delineate the number of people who will reside in the proposed area.
This statement shall include the number of school-aged children and address the
cultural and social service provision needs, such as schools, of the proposed
population.'
The application materials indicate that, if fully developed as residential,a maximum of 2,400
residential units would be located on the site adding approximately 6,672 people(based on
2.78 persons/household) and 1,361 school-aged children (20.4% of the overall population
between the age of 5 and 18). The St. Vrain Valley School District stated in their referral
dated September 28,2005 that adequate available school capacity does not exist for this
area, but the school district has discussed the possibility of the applicant mitigating this
proposal's impact on this feeder system but has not yet reached any formal agreement.The
applicant has agreed to pay a voluntary mitigation fee to the school District.
In addition to residential units, the application proposes at a maximum 115 acres of
commercial development,one elementary school,one middle school,and 166 acres of parks
and open space.
The applicant is proposing the residents of Meadow Ridge will utilize the cultural and social
amenities in the surrounding area.
It is the opinion of the Department of Planning Services based on referral agency comments that the applicant
has adequately demonstrated compliance. This recommendation is based, in part, upon a review of the
application materials submitted by the applicant, other relevant information regarding the request, and
responses from referral entities.
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The Department of Planning Services' staff recommends the following Conditions of Approval and
Development Standards:
1. The applicants shall work with Weld County to establish a Metropolitan District to assure future
municipal level services and infrastructure. (Department of Planning Services)
2. The applicants shall also work with Weld County to present a unanimous petition of all landowners
and residents registered to vote in the State of Colorado thus qualifying the Development
for inclusion into the Southwest Weld County Law Enforcement Authority (SWCLEA) (if it has
been created) or for creation of a separate Law Enforcement Authority (LEA) (if it was not
created). A LEA is a taxing unit with a maximum mill levy of 7 mills created for the purpose of
providing additional law enforcement by the county sheriff to the residents of the developed or
developing unincorporated Weld County. The revenues would be available initially to provide
directed patrols and eventually to provide additional deputies to carry out those activities within
the LEA. This is intended to offset the demand for law enforcement generated by increased
population densities. (Department of Planning Services)
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ArAtati MEMORANDUM
Wi`Pe. TO: Weld County Planning Commissioners
COLORADO DATE: November 7, 2005I/�
FROM: Michelle Martin Pl/'
SUBJECT: 2005-XX
Benson Farms Limited Liability Company have applied for a Petition to amend the Mixed Use
Development Ara of Unincorporated Weld County . Changes to Chapter 22 (Comprehensive
Plan) and Chapter 26 (Mixed Use Development Plan Structural Land Use Map 2.1) land use
designation modification. The applicant is requesting a continuance of 2005-xx to December 20,
2005 in order to modify their application.
f MEMORANDUM
Inge TO: Referral Agencies
COLORADO DATE: November 17, 2005
i A
FROM: Michelle Martin
SUBJECT: 2005-XX Benson Farms LLC
The applicant has revised their application to include residential (R-1, R-2, R-3 and R-4) and
neighborhood commercial (C-1 and C-2). The enclosed information also includes an updated
traffic study. If you have any additional comments please let me know, thanks for all your
corporation.
t4 °(/eC7>\
DEPARTMENT OF PLANNING SERVICES
NORTH OFFICE
918 10TH S
GREELEY, CO 80631631 PHONE: (970)353-6100, Ext. 3540
FAX: (970)304-6498
W�`p�• SOUTHWEST OFFICE
4209 CR 24.5
COLORADO LONGMONT, CO 80504
PHONE: (720)652-4210, Ext. 8730
FAX: (720)652-4211
August 30, 2005
Benson Farms LLC
do William Woods
4725 S Monoco St
Ste 205
Denver CO 80237
Subject: 2005-XX- Request for a Petition to amend the Mixed Use Development Area of Unincorporated Weld County.
Changes to Chapter 22 (Comprehensive Plan)and Chapter 26 (Mixed Use Development Plan Structural Land
Use Map 2.1)land use designation modification on a parcel of land described as part E2 of Section 23 and the
SW4 of Section 24 all in T3N, R68W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
Your application and related materials for the request described above are being processed. I have scheduled a meeting
with the Weld County Planning Commission for November 15, 2005, at 1:30 p.m. This meeting will take place in the
Hearing Room, Weld County Planning Department,4209 CR 24.5, Longmont, Colorado. It is recommended that you
and/or a representative be in attendance to answer any questions the Planning Commission members may have.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property or if
the property is located within the comprehensive planning area of a town or municipality. Therefore, our office has
forwarded a copy of the submitted materials to the Firestone, Longmont and Mead Planning Commission for their review
and comments. Please call Firestone at (303)833-3291, Longmont at(303)651-8330 and Mead at(970) 535-4477 for
further details regarding the date,time, and place of this meeting. It is recommended that you and/or a representative be
in attendance at the Firestone, Longmont and Mead Planning Commission meeting to answer any questions the
Commission members may have with respect to your application.
The Department of Planning Services'staff will make a recommendation concerning this application to the Weld County
Planning Commission. This recommendation will be available twenty-four(24) hours before the scheduled hearing. It is
the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission
hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respec
Michell Martin
Planner
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