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Home My WebLink About20062678.tiff r-•. � 2514 WELD COUNTY ROAD 032 •• MEAD COLORADO 80542 (970)535-0190 • • PAUL HOFFMAN Weld County Planning Department SOUTHWEST BUILDING July 17,2006 JUL 2 0 2006 WELD COUNTY DEPARTMENT OF PLANNING SERVICES RECEIVED 4209 COUNTY ROAD 24.5 LONGMENT COLORADO 80504 DEPARTMENT OF PLANNING SERVICES, CONCERNING THE LIBERTY PROPERTYIES THE ARE UP FOR REVIEW THIS WEEK.I FEEL THAT THE PEOPLE OF MEAD HAVE MADE 1T KNOWN THAT THEY WOULD LIKE THE CHANCE TO PLAN THE GROWTH OF THEIR CITY ACCORDING TO THE COMPREHENSIVE PLAN THAT HAS BEEN LAID OUT.THE DEVELOPMENT IN QUESTION WOULD IMPACT THE VIEW FROM MY HOUSE IN A NEGITIVE WAY AND THE INCREASE IN DENSITY SURLY WOULD DECREASE THE TRAFFIC ON THE STREETS.IF THE STREETS WERE TO BE PAVED IT WOULD INCREASE THE SPEEDS AND THE DRIVE SPEEDS WOULD BE INCREASED. I WOULD HOPE THAT ANY DEVELOPMENT IN THIS AREA WOULD BE DONE THROUGH THE MEAD TOWN SO THAT THE PEOPLE OF MEAD COULD HAVE A CHANCE TO PLAN FOR THEIR TOWN GROWTH.AT NO TIME SOULD THE DENSITY OF THE DEVELOPMENT BE ALLOWED TO EXCEED THE COMPREHENSIVE PLAN THAT IS IN PLACE FOR THIS AREA_ THE ADJACENT PARSELS ARE 21/2 ACRE LOTS AND I WOULD RECOMMEND THAT THAT BE THAT MINIMUM SIZE ALLOWABLE FOR THIS AREA. A DENSITY OF 20 TOTAL HOUSES WOULD BE ACCEPTABLE. THAN FOR YO TIME CONSIDERATION., 6167 AUL HOFFMAN EXHIBIT tt103 2006-2678 EXHIUI lIIB03 PI FELSBURG CiHOLT & ULLEVIG r{}ai 'per q,ra2 p� rya. F r.- a ir-"�It. .w F ➢ t A> t "�f, F+•' •-- ' < r , iJ3,-„r-, _ ` l ' is ic , ',i, a r G.: a r "S 4 ,: 1, x 1.rt k .41� rt � r- ae (" '� "`�:q� �h`f"J^,� � �' � 5 � k* d I f y * y ...1 ) V -_74-,,....is // J' 1 ' I cii "4-"ic. Jr. :/ _: . , �. w . nn r' Sri \ �} 3_N 4' � '"F yet g1 — drill �" e7 i 'Iiirat} '' ] j -i �.g4'n•i4 s� to i �i ::: '� 7 < +'i .it s ��`CC i 6 _:.61.6: � i~ to ".�- .. d d� tef-,,c47,Ar a 4. ` F ` - „ _AS,4 _ 1-'1;5-'4:7'7'4d 'r 4 4 e j f .< , +a a vi a; _ f`-. '. F,i � _`s.• .-wrs d - ,,,t7.7-.41::- _ z '. .--."..:;/f.;;;/' ../ i i; ;' ewt..+ L, pifl `f++fi�r) s: I I J. d _C .L, i 'ry �w.g — +.4 , id7Pt� Ill hra'�.�y,,�� „ , ::„.....4vri• .•• ... .,,r,ti ,/• a‘-;:-• A e -kk : .,y 1.�nn,,�' tf - mL fr., p 1 / i r F + ' ,.si r s rb I fl f _ i1t f — Figure 13 VN 0 Western Parallel Arterial Preferred Alignment North Mead Transportation Plan-Phase II 05-058 6/5/06 • • Town of Mead Comprehensive Plan r r i,4, y dya 2N44 EXHIBIT Adopted September 27, 2004 Fj, B r. es\ t r\ r. r. Town of Mead 2004 COMPREHENSIVE PLAN • September 27, 2004 f' Acknowledgements Town Board Mayor Richard E. Kraemer Mayor Pro-Tern Richard W. Macomber Trustee Robert J.Acker Trustee Debra E. Brodhead Trustee John R. Heard Trustee Ursula J. Morgan Trustee Michael W. Sc hulz Planning Commission Bill Renner, Chair Diana Kure, Vice-Chair Bill Dobbs Versa Flechas Richard Kraemer Richard Macomber Ursula Morgan (to 8/04) ^ Bob Acker(9/04) Staff and Consultants Michael D. Friesen,AICP, M.P.A. Town Manager Principal Author and Planner Richard E. Samson, J.D. Town Attorney Legal Consultation James B. Wright, P.E. JR Engineering Town Engineering Consultant ^ Bradley C. Goetz, M.L.A. Studio BCG Park Planner 2004 MEAD COMPREHENSIVE PLAN "' r\ Table of Contents �-, Title Page Acknowledgements Section L Introduction Page 7 A. Background B. Historical Sketch of Mead C. The Planning Process in Mead Section IL Policy Framework Page 13 A. Community Design Principles ^ B. Community Goals Section IIL Environment and Natural Resources Page 23 A. Introduction fis. B. Lakes C. Wetlands D. Floodplains E. Watersheds, Streams, and Ditches n F. Topography and Soils G. Tree Preservation H. Wildlife Studies I. Environmental Protection Techniques J. Minerals K. Groundwater L. Steep Slope Development M. Fire Hazards Section IV. Public and Quasi-Public Services and Utilities Page 31 A. Introduction B. Water e` C. Sewer D. Stormwater Management E. Electricity F. Natural Gas G. Tele phone H. Cable Television I. Other Communications Services J. Refuse and Recycling Services K. Fire Protection and Ambulance/Rescue Services L. Schools r. M. Libraries N. Golf Courses O. Post Offices P. Aviation Section V. Community Facilities and Municipal Service Delivery Page 43 A. Introduction B. Parks, Open Space, Water Features, and Natural Environments C. Bicycle/Pedestrian Trails D. Public Works E. Public Safety F. Administration G. Advisory Boards, Commissions, and Committees H. Recreational Programs I. Senior Programs .. J. Downtown Revitalization a K. Community Room Use L. Tourism Uses and Events Section VI. Transportation Plan Page 61 ,.., A. Adoption of Separate Transportation Plan by Reference Section VII. Land Uses Page 63 -, A. Philosophy B. Land Use Categories i. Residential ii. Parks iii. Open Space iv. Public Institutional v. Commercial vi. Industrial vii. Agricultural viii. Historic Section VIII. Planning Areas Page 77 A. Introduction B. Planning Area 1 C. Planning Area 2 D. Planning Area 3 E. Planning Area 4 F. Planning Area 5 G. Planning A rea 6 ^ ^ H. Planning Area 7 I. Planning Area 8 J. Planning Area 9 _ Section IX. Implementation Tools Page 111 —. A. Introduction B. Annexation Process C. Zoning Code D. Subdivision Code E. Engineering Standards F. Site Plan Review G. Sign Code H. Landscaping Code I. Building Code J. Property Maintenance Code K. Floodplain Regulations L. Open Space Plan M. Parks Plan N. Pedestrian and Bicycle Trail Plan O. Economic Development Plan R Downtown Revitalization Plan Q. Historic Buildings, Structures, and Sites Preservation Plan R. Capital Improvements Plan S. Impact Fee System T. Boundary Agreements and Other Intergovernmental Agreements Section X. Comprehensive Plan Monitoring and Amendments Page 123 A. Review Cycle B. Types of Amendments ye' C. Statutorily-Required Amendments D. Development-Initiated Amendments E. Town-Initiated Amendments Section XI. Adoption of Comprehensive Plan Page 125 A. Public Involvement Process B. Adoption of the Plan or Any Amendments C. Publication and Dissemination of Document Tables I. Historical and Projected Population Growth, Households, and Housing Needs II. Residential Land Use Designations III. Land Use Distribution Maps 1 1. Watersheds 2. School District Boundaries 3. Fire Protection District Boundaries 4. Water District Boundaries 5. 208 Boundaries (Sanitation District/Sewer Service Area Boundaries) ^ 6. Land Use Plan/Mead Area of Influence 7. Planning Areas - General 8. Planning Area No. 1 9. Planning Area No. 2 10. Planning Area No. 3 -- 11. Planning Area No. 4 12. Planning Area No. 5 13. Planning Area No. 6 14. Planning Area No. 7 15. Planning Area No. 8 16. Planning Area No. 9 Section I. Introduction A. Background A.% The Mead Comprehensive Plan (MCP) outlines a vision for how the community should develop based on current and projected conditions. It provides a statement of policy for land use and growth management decisions, as well as the provision of services to the Town's citizens. This 2004 MCP is the culmination of efforts by the Town to re-examine issues related to changes in the community and surrounding area,as well as circumstances that affect the Town, which have occurred since the adoption of the Town's previous comprehensive plan in 1997. According to State of Colorado Revised Statutes, a comprehensive or master plan is only an advisory document (C.R.S. 31-23-206-(3)). The comprehensive plan thus should provide the rationale which supports municipal ordinances, and be used in conjunction with such ordinances. Courts increasingly look to a community's comprehensive plan to evaluate the relative merits and validity of associated regulations, such as annexation review processes, zoning and subdivision codes, and impact fees. With completion of this MCP, the Town should review and revise as appropriate existing regulations to ensure that the objectives outlined in the MCP can be implemented, and that consistency is maintained between these key planning and development documents. 1—, Accordingly, then, the MCP is a declaration of intent with policies, goals, and objectives or strategies. It does not itself constitute a regulation. The exercise of legislative discretion regarding specific land use decisions and specific properties is reserved for such proceedings as are authorized by state statutes governing annexations,zoning,subdivision,building,and other similar regulations. All goals, objectives, and policies expressed herein are collectively the development policy and . philosophy of the Town of Mead. Due to the unpredictable nature of future economic climates, market conditions, and development patterns, and because ideas, philosophy, population composition, technology, and other factors change over time, the MCP itself should be reviewed regularly, and confirmed or updated at least once every five years to reflect circumstances that exist at that time. The 2004 MCP covers all land within the Town's c orporate limits and its planning area, except for property that is already within the boundaries of other municipalities, or is subject to existing boundary agreements, or is in an area where there is a distance of 5 miles or less between municipalities,in which case the jurisdictional boundary is split equidistantly between the Town and the other municipality,as provided by C.R.S.31-23-212. This planning area will usually be referred to hereafter as the "Mead Area of Influence" (MAI). This MAI is the Town's legal right to influence development. The Town also has the prerogative of adopting an MAI that is less than its legal rights, or waiving its influence if certain properties are beyond the limits of the anticipated or desired growth of the Town. In some instances, it has done so in this MCP. The Town's planning "jurisdiction" is not absolute. T he Town's enforcement of its planning powers outside its -7- f boundaries,for example,extends only to the elements of a"major street plan,"and not to all aspects of development. This is what is commonly referred to as a 3-mile planning jurisdiction, which is somewhat of a misnomer. Within its boundaries,and in the consideration of annexations,however, the Town's pla nning powers and the policies and provisions of the MCP can be enforced. This point is elaborated upon further in the MCP in Section VI - Transportation Plan, and Subsection B of Section IX - Implementation Tools. B. Historical Sketch of Mead The Town of Mead originated in the 1870s in the Highlandlake settlement at what is now the intersection of Weld County Roads 5 and 36. Highland Lake was created by damming North Creek at a large depressional area, and the resulting body of water still serves area agricultural interests as well as providing summer recreational activity. In the early 1900s, the Great Western Sugar Company began constructing sugar processing plants in cities in northern Colorado, including Longmont, Loveland,and Greeley,concurrently with the rise of sugar beet cultivation. Sugar beets were a crop that had been shown could be successfully grown in the area soils and climate. To connect the plants, the company started up a railroad, known as the Great Western Railway. The rail line between Longmont and Greeley ran a couple miles southeast of the Highlandlake area,close to what is now the intersection of Weld County Roads 7 and 34. Paul Mead, a member of the founding family of Highlandlake, who owned land through which the railroad went,decided to create a town in order to take advantage of the economic opportunities this transportation link offered. Consequently, in 1906 the Town of Mead, named after the family of -. course, was laid out. The plat was filed with Weld County on February 19, 1906, and the town was formally incorporated on March 17, 1908. 1 originally consisted of 23 square blocks,of which one was designated as a Town Park. The original "park block" was later subdivided and the present "park block" was purchased by the Town, honoring the original intention of Mr. Mead to provide a central park site. Not all 23 original blocks have yet been completely built out. The Town became a farm-to-market center as well as one of the sugar beet "dumps" (i.e. shipping points) in the area between Longmont and Johnstown. A small downtown was built up, along with other peripheral buildings that included a bank, general store, post office, hotel, blacksmith shop, and tavern. Two churches were begun, a Methodist congregation and a Catholic parish. Some buil dings from Highlandlake were moved to the new Town of Mead. (The Highlandlake Church, incidentally, which was a member of the Congregational denomination, remained active until after the Great Depression. The building survives today and is now on the National Register of Historic Places. It was featured in the movie Die Hard II.) The Town's population grew very slowly from 1906 to 1970. There were 114 people in Mead by the time of the 1910 Federal census, which had risen to only 195 people in the 1970 census. In the 1970s, however, the town saw its first major growth, when 49 lots were created in 1976 on the west side of town and new homes started to be constructed. By the time of the 1980 census, the population had increased to 356. By 1989, two new subdivisions had been annexed south of the original core of the town, and the 1990 census showed that the population had grown to 456. The historical population growth of the Town is given in Table I. -8- Mead lies one mile west of Interstate 25, just two miles north of State Route 66, known as the gateway to Rocky Mountain National Park, and about 9 miles from the center of Longmont. It was inevitable with the general growth of the Front Range, induced by the easily accessible interstate — for work commutes, its proximity to recreational activities in the mountains, as well as the growth of Longmont, that Mead would also begin to grow. In the 1990s, numerous subdivisions were annexed and constructed in the town to the north,east,and south of its original core,and by the time of the 2000 census, Mead was now home to 2,017 people. During that decade,the town was known as one of the fastest-growing municipalities in the State of Colorado. Mead is still largely a residential community, although it has a small commercial sector with industrial and business parks, including service stations, at 1-25 and Highway 66, and some surviving businesses in its downtown. Several subdivisions are under construction, and several others have been approved or are applying for approval. The current estimated population in June 2004 is approximately 2,300. The Town is governed by a seven-member Town Board, consisting of a Mayor and six Trustees, elected at-large on a non-partisan basis with staggered four-year terms. Day-to-day operations are handled by seven full-time and several part-time or seasonal employees,including a Town Manager, Town Clerk, and Public Works Department personnel. Numerous citizen volunteers also assist the Town in providing services. The Town's motto is "A Little Town with a Big Future." C. The Planning Process in Mead The Planning Commission is charged with the review of development proposals, planning documents, development regulations, and similar tasks. It is a recommending body and reports its findings and recommendations to the Town Board,which has the authority to make final decisions for the Town. The commission is established according to State statutes. The Planning Commission was the review body for the 2004 MCP. e' The Town of Mead adopted its first comprehensive plan in 1981,which was very brief and included only the area immediately surrounding the original town boundaries of 1906. It adopted its second comprehensive plan in 1991,which was more expansive. The 1991 plan was superseded by a third comprehensive plan adopted in 1997. That plan was adopted after considerable public input following a series of annexations in the early 1990s that led to the construction of several subdivisions in the mid-1990s. It also followed a successful citizens' initiative in 1995 that required all subsequent annexation proposals to be subject to an election for approval by the citizens before a property could be annexed. The fourth comprehensive plan,the current one of 2004,was adopted because of changes in the development climate in the Mead, including continuing growth pressure in the area, additional annexation and subdivision proposals and approvals, new transportation studies, identification of economic development opportunities, and a variety of other planning and social factors. Certain portions of text from the 1997 plan have been carried over to the 2004 plan, although usually in somewhat modified form. _9- r Municipalities engage in the process of adopting comprehensive plans not only because they are -� statutorily required, but because they are useful exercises in self-evaluation and self-understanding of how to guide the community's growth for the betterment of all its citizens — residents and businesses alike. There are many possible ways to go about the process of writing or updating a comprehensive plan,so that the municipality can visualize its future and be an active and pro-active participant in shaping that future for the benefit of its citizens, rather than just reacting to change. The planning process enables communities to map out their future and then to adopt regulations to ensure that such a future, or an even better one, comes to fruition. A well-prepared plan shows that the community has thought out its direction and has put that direction on paper for all to see,in order to create a well-planned community. Co nversely, sometimes previous planning or land use decisions that later are perceived or judged to be mistakes must be taken into account in a new or updated plan in order to mitigate their negative effects, or to help prevent new planning mistakes from being made. There are four major goals of a comprehensive planning process—predictability, balance,flexibility, and implementation, as discussed below. It is the intent of the 2004 MCP to achieve each one of these goals. Predictability. When a community puts its aspirations and plans for the future on paper, it creates ^ predictability for itself, its citizens, and developers. Predictability for the town comes about as a result of knowing or projecting in advance what types of land uses, services, and utilities will be appropriate or expected to be provided to a new area it might consider for annexation. Prospective new residents and businesses gain predictability and can purchase houses or property with some knowledge and assurance of what is planned to occur nearby,such as schools,parks,facilities,other developments, and so forth. Developers have predictability in that they know what the town is looking for before they submit their development proposal. Presumably,if their proposal is different -- than what the town is anticipating in that location, they have the burden of proving that their proposal is superior. Balance. Rarely can a community prosper when it contains only one land use, or too much of a single type of use. The typical concept of a community is that it is a diversified social and economic area where people can live,work,shop,enjoy recreation,and have access to essential services in one defined geographical location without having to travel to other areas. There is a complex relationship among the economic factors inherent in a community, and thus ultimately what its tax base is in relation to the cost of providing services that are needed. A t own may contain only residences,for example,and if it is located in a metropolitan area,is known as a suburban"bedroom community." However,because residential property has a high level of demand for services relative to the tax revenue it generates, such a town is likely to have very high property taxes. Som e communities can accept and afford this (and the residents thus make conscious decisions to travel elsewhere for shopping, service needs, and jobs, and to pay high property taxes), while others that do not have a large commercial tax base, but have not consciously avoided it, cannot generate A -1p- -` enough revenue to pay for adequate public services. Most municipalities therefore seek a diversified tax base by having diversified land uses in order to generate adequate revenue. Otherwise, they simply do not provide many public services,or the level or quality of the services that are provided is minimal. The point is that the ideal is to strike a reasonable balance of land uses such that the town can support a full array of services, provided both by government and by the private sector, consistent with the needs and desires of its citizens. This means having adequate commercial, retail, office, industrial, public, and quasi-public uses in addition to residential uses, such that the town can be economically self-supporting and self-sustaining. There is no magic formula for creating a land use balance. In fact, it is likely different for every community, based on each community's unique circumstances. Most muni cipalities have approximately 75% of their land area in residential properties. For some towns, a formula of 50% residential, 25% retail, and 25% employment (i.e. offices, industrial, etc.) land uses will work. Other towns may seek to have these sectors be in some other proportion. So metimes these proportions are driven by factors such as proximity to regional highways and commercial corridors, and are inevitable. The idea of balance comes, then, in what the relative contribution of each of those sectors is to the community,rather than considering just land use percentages. Most retailers, service providers, and other commercial interests have formulas for a certain amount of population and disposable household income that must be present within a given distance or market area in order for their business to be supportable before they will make a location-siting decision. A town that wants to have such services must have or be willing to permit enough residential density to be n built to attract those businesses. Employment opportunities are driven by many different factors, including the labor market, transportation access, educational levels and training opportunities, ^ utility costs, overall tax burden, local amenities, the presence of other research facilities, suppliers, or support businesses, housing availability and prices for the workforce, and the like. Sometimes a town can affect these factors, and thus influence a location-siting decision by a business,but often only slightly. It is clear, however, that if a community wants to have local jobs as well, it must be aware of all these dynamics and the need for balance in order to be able to make good planning and land use decisions. Flexibility. No plan that has ever been drafted has been carried out to the last word. In addition, no plan has ever been drafted that encompasses every situation that arises, addresses every aspect of development proposals, or provides all the answers for decisions that have to be made. The planning process is meant to produce documents that GUIDE decision-making,not dictate it. What was a good idea several years ago and put into a plan may now not be workable or appropriate. Furthermore, there is no such thing as perfect site plans -- otherwise all property would already be developed. Inevitably, approval of development involves some form of compromise. Accordingly, a plan cannot be absolutely rigid in its application and interpretation. A comprehensive plan must also be amendable to accommodate new ideas and circumstances, and thus be maintained in a constant state of currency. i, i' 0".. i+ -11- r- Implementation. A comprehensive plan is only effective if it is implemented. Typical means of implementing a comprehensive plan are annexation regulations, zoning codes, subdivision codes, impact fees, capital improvements programs, and other regulatory tools, as well as boundary agreements or other types of intergovernmental agreements. These documents are more detailed in their specific topical area than the Comprehensive Plan, and most are specifically intended to be regulatory,i.e.to set requirements,rather than just to guide decision-making. These implementation tools are further described in Section IX - Implementation Tools. The text of this MCP in its entirety is therefore deemed to satisfy the statutory requirements for the purposes of a master or comprehensive plan as outlined in C.R.S. 31-23-207. i1 i1 -12- �\ /1 P Section IL Policy Framework A. Community Design Principles Introduction. The traditional concept of"community"is that it focuses on the people who choose to live there. A community is a place that people can relate to, however they may describe that relationship. Many factors, however, can determine or influence community identity. A current fashionable saying is that people seek a strong"sense of place." This can refer only to the physical appearance of a town or city, which is an obvious form of identity and somewhat easy to describe, or it can also refer to a bundling of services and qualitative features such as character, reputation, traditions, attitudes, location, and other attributes, which is another form of identity and somewhat difficult to describe. Some of the elements of a "sense of place" can be identified by a variety of community design principles. Typically,residential neighborhoods of all types make up the primary land use of most communities. In addition, the majority of types of housing in most municipalities are single-family detached dwelling units. Following the saying that "a man's home is his castle," especially because it is usually the largest single financial investment a person has, many people may identify themselves as much by the neighborhood they live in as they do by the community they live in. Accordingly, they are generally very protective of what they see as the safety, aesthetics, amenities, and property value issues of that neighborhood. In order to accomplish and safeguard people's goals for where they live, community design principles are needed which take into account the different characteristics of various types of land uses. This section is intended to identify basic community design principles that have been proven to be the result of tried-and-tested-true principles of land use planning in general, along with those that are or may be more specific to circumstances in Colorado and in Mead. P\ P.. Residential Uses. The primary function of residential land uses is to provide 24-hour dwelling places for individuals and families. Children remain the primary concern of families. Planners must keep in mind the effects that children have on neighborhood issues and how this drives what families with children think about services and amenities that are the most impacted by children, which are schools and parks. On the other hand, planners must also keep in mind the housing and service needs and desires of individuals and families without children, because they are also valid. As children grow and ultimately start to go to school, the ideal planned residential neighborhood takes their needs into account. An ideal planned residential neighborhood will have a centrally located elementary school and a centrally located park. A combination of a school and park is usually even better, as it can provide the advantages of equal centrality, joint or coordinated operational flexibility, increased efficiency of use for total tax dollars spent on providing and maintaining such facilities,and the ability to have adjacent indoor and outdoor recreational facilities (since most schools have gymnasiums), all in proximity to a maximum number of homes. The standards for sizes of park and school sites are discussed in other sections of this MCP. Of course, it is usually not possible for a developer to assemble a sufficiently large parcel such that each subdivision can have its own elementary school, nor would the Town necessarily find that to be an r' -13- r r advantageous way of reviewing development proposals or meeting the desired character of the community. Since schools are operated by separate units of government and not by municipalities, it is essential that all development reviews be conducted in coordination with school district review and input relative to school siting needs. Conventional subdivision design focuses on single-family detached dwelling units,because,as noted earlier, they are typically the predominant form of housing product in a community, and because — proportionately more children are generated from such dwellings than any other type of housing product (contrary to popular belief). This subsection thus recognizes that other types of housing products have their own unique issues in site planning and design,which will be expanded upon in the residential portion of Section VII- Land Uses. Commercial Uses. The viability of commercial uses (meaning here,primarily retail uses)depends on several things, including location,access,visibility,traffic counts,and,as noted earlier, adequate population with sufficient disposable income within a certain distance of the businesses' location. Accordingly, conventional planning wisdom seeks to place most commercial uses along arterial roads, where residential populations can get relatively quick and easy access to them, but where residential neighborhoods are not directly impacted by them. Traffic that is specifically bound for a commercial destination should not go through residential neighborhoods. Major arterial roads should generally have commercial uses lining both sides of the road, while commercial uses on minor arterial roads are generally intersectionally-located, usually at the corner of two minor arterials, or at the corner of an arterial and a collector street. Conventional planning wisdom also provides that every so often, small neighborhood-scale -. commercial uses should be provided at the intersection of collector streets, so that residents do not have to travel relatively longer distances to get to community-scale or regional-scale businesses to obtain items or services of everyday living, also called "convenience goods [or services]," like a gallon of milk, small household supplies, dry cleaning, a newspaper, and the like. In Mead, particularly on the west side of Interstate 25, this community design principle comes into conflict -- with another principle -- the need for a viable downtown district (since Mead has and desires such a business district, something that does not exist in every community). The pr ovision of neighborhood shopping centers should not be in close proximity to the downtown, since they would compete for similar small-scale retailers and service providers. -- The unique needs and features of commercial uses in a downtown are discussed in the commercial uses portion of Section VII - Land Uses. The recent rise of neo-traditional (also called "new urbanism") development projects, which seek to re-establish the "hometown" or"Main Street" look and feel of communities that existed before the rise of Euclidean zoning in the 1920s, ideally calls for centrally located neighborhood commercial uses inside such developments, sometimes in addition to"live/work"dwelling units as well. These uses would be accessible by pedestrians and generally able to be economically supported by the population of the neighborhood. However, it is not essential for neo-traditional projects to have a commercial core. This is mentioned here in order to recognize the possibility of its occurrence. -14- -. Industrial and Office Uses. The ideal planned community will provide for an employment base (i.e. more than the employment which occurs in retail establishments) in order to ultimately enable its residents to work within the community. Industrial uses tend to locate near good access to major transportation routes, such as state highways or interstates and rail lines. Each use itself does not need frontage on or access to such routes, but needs nearby adjacency. This has given rise to the practice of clustering such uses in "industrial parks." " Industrial" no longer only means "manufacturing," but a range of activities from distribution (warehousing) to product assembly, research and testing, and so forth. In addition,major employment businesses are of course located in office buildings, which have access requirements similar to industrial uses. Such uses are often clustered in what are called"office parks"or"business parks." All such parks are the most desirable when they are planned environments. Since Mead is located in a position that straddles Interstate 00. 25 and State Highway 66, and has a rail line running through the middle of the community, it is positioned to plan for these types of uses as well, but they need to be in appropriate locations. Public and Quasi-Public Uses. The term "public uses" refers to services provided by the municipality and other units of government, such as parks, schools, fire stations, libraries, post offices, and so forth. T he term "public utilities" refers to commodities or services generally provided by the private for-profit sector but regulated by government, such as natural gas, electricity,and telephone,but also to the traditional government services of water,sewer,and storm drainage. The term "quasi-public uses" refers to other services that have some form of public benefit, interest, or impact, as opposed to a purely commercial basis. They may be provided by the private sector, either as a for-profit or a non-profit organization, sometimes regulated by government, or sometimes provided by government. Speaking in terms of community services, then,uses such as hospitals and other similar institutions,golf courses(which can also be considered a form of open space), refuse and recycling, and museums could fit into this category. Not all _ communities will have a complete range of quasi-public uses. Most public uses should be located central to the area that they serve. A neighborhood park is a good example. A Town Hall, since there is only one of such facilities in a municipality, should be located centrally to the Town's ultimate planned boundaries if possible. Fire stations, on the other hand, should be geographically distributed so as to provide relatively equal coverage to all portions of the community. Public uses, however, also can have civic symbolism that may dictate location decisions that otherwise meet other criteria, such as a Town Hall, a library, or a post office anchoring a downtown district. Each type of public use has a different type of locational criteria, as some may belong in or be suitable for residential neighborhoods, and others may not. Certain ' public utility facilities, such as wastewater treatment plants and stormwater management basins, have specific operational and topographical siting constraints (i.e. a sewer treatment plant must be ,.. adjacent to a watercourse for discharge of its effluent). Quasi-public uses are activity generators that have community-wide origins, and thus should not be planned in the interior of residential neighborhoods. They should have adjacency and access to minor arterials, or to major collector streets adjacent to arterial intersections. Middle and high schools, which have multi-neighborhood �• origins, should be subject to the same considerations. These uses will be discussed further in Section IV— Public and Quasi-Public Services and Utilities. -' -15- f' B. Community Goals The comprehensive planning process is based on a continuum of collective decision-making that begins with the values of a community, proceeds to its goals and objectives, and culminates in its policies and regulations. The components of the process include: Value: Something perceived to be intrinsically desirable by an individual or group,often evidenced by feelings and actions rather than by words. Goal: The stated end toward which effort is to be directed; the expression of values. Objective: A specific target established in order to achieve a goal. Policy or Regulation: A definitive course of action selected from among alternatives and in light of given conditions to guide and determine present and future conditions. The philosophy, values, goals, objectives, and policies of the Town of Mead may be identified through several different categories: community character, community facilities and services, environment and natural resources, transportation, land use, housing, and economic development. They represent various combinations of the sections of the MCP itself. The categories are elaborated upon separately below. The discussion is focused here on two of these components: 1) goals,which are deemed to be expressive of community values,and 2)objectives,whereas policies and regulations are elaborated upon in later sections of the MCP. Community Character Goal: To create and sustain a community with a friendly, small-town atmosphere or character. Objectives: 1. Because the community will continue to grow, adopt growth management tools and plans. 2. Adopt measures that promote citizen interaction typical of "small town"/"Main Street" ^ communities. 3. Find, promote, and create things that make Mead unique. 1 Community Facilities and Services Goal: To create a coordinated system of quality public services and utilities, efficiently operated and provided in a cost-effective manner, to support the health, safety, and general welfare of ` residents, businesses, and institutions. -16- Objectives: 1. Develop physical and financial plans to address future public building needs including additional space for Town Hall,community meeting space,public works,a future police department,recreation center, library, and similar functions. 2. Provide municipal sanitary sewer,stormwater management,and water supply facilities(the latter in coordination with the appropriate water district)in areas where development would be consistent with the other gpals of the MCP. Not all subdivisions should or need to be provided with municipal or sanitation district sewer service, but all should be on a potable water system. 3. Expand the capacity and increase the system reliability of utilities provided by the Town or other units of government. 'a' 4. Require land development to bear a proportionate share of the cost of new or expanded capital facilities required to accommodate the development. 5. Provide active and passive recreational facilities and programs to serve all ages and interests in concert with area school districts and other organizations. 6. Work with other units of government to maintain a responsive and well-equipped system of law enforcement,fire protection,paramedic/rescue services,and other public safety services to serve the community. 7. Adhere to sound standards and procedures for public fiscal management, and operate the Town under a balanced budget. 8. Engage in and nurture intergovernmental communications, dialogue, agreements, and delivery of services to best satisfy community and regional needs and desires. 9. Maintain an effective level of communication between the Town and its residents and businesses, as well as with property owners within the Town's planning area,through such vehicles as the Town newsletter, special mailings, and through good working relationships with the local media. 10. Encourage resident participation in Town government through open public meetings and participation in advisory boards, committees, and commissions. .-, Environment and Natural Resources r Goal: To develop a balanced approach to growth which integrates new development into the natural '- environment. Objectives: 1. Inventory areas of natural beauty or resources that should be preserved, including watercourses, ^' -17- r water bodies, areas of interesting topography such as ravines, wetlands and floodplains, wooded areas, viewscapes/view corridors (especially of the mountains), and so forth. 2. Work with other local, regional, and state governments to develop and implement protection _ plans for issues such as surface and underground water quality,wildlife habitat,protection of native vegetation and elimination of non-native invasive vegetation, and so forth. 3. Preserve and enhance areas of natural beauty or resources for leisure, passive recreation, education,and research. Provide appropriate buffers around these resources to protect their quality. 4. Respect the natural topography,soils,and geology through appropriate subdivision design which blends new construction into the natural landscape, preserves trees, and minimizes earthwork. 5. Establish sustainable development principles that would include best management practices (BMPs) for stormwater, in regard to both quantity and water quality, consistent with increased federal regulations for stormwater discharge and management. -, 6. Conserve and enhance native trees and plants, especially prairies, and encourage the planting of suitable native trees and plants for the purposes of water conservation and the promotion of natural Western beauty. 7. Provide appropri ate open space buffers within the community that address the goals and objectives of an open space plan. 8. Address air quality issues, such as fugitive dust from construction activities, automobile and manufacturing emissions, and the like, and how these issues can be regulated. Transportation Goal: To create an efficient, safe, and economical transportation network for the movement of people and goods within the Town's planning area and surrounding region. Objectives: 1. Provide a transportation network that is coordinated with adjacent communities, Weld County, and the State of Colorado to ensure safe and convenient travel and reasonable access throughout the area. 2. Support intennodal transportation facilities, including park-n-ride, mass transit facilities in the median of Interstate 25 or along rail lines, bus transfer stations, and so forth. 3. Cooperate and coordinate with transportation planning functions of transportation planning regions and the State of Colorado so as to receive a fair share of regional transportation improvement projects and to influence their designs. -� -18- 4. Require land development to bear a proportionate share of the cost of provision of new or improved street systems to accommodate the development. 5. Require the submission, review, approval, and implementation of recommendations of traffic studies for larger developments. 6. Ensure safe, convenient, and adequate traffic circulation to and within future commercial developments in the Town's planning area through the use of subdivision approvals and site plan reviews, and consultations with other units of government having facilities or jurisdiction over aspects of routes serving commercial development. 7. Integrate transportation functions with site plans and plats through innovative design, which provides for improved circulation and attention to aesthetics. 8. Consider the provision of innovative transportation features,such as roundabouts,traffic calming, and so forth, where appropriate. h 9. Establish a pedestrian/bicycle path system which separates pedestrian and bicycle traffic from automotive traffic as much as possible (or bike lanes in streets where it is not feasible to establish a separate bike path) and links residential areas with key community facilities. 10. Require residential subdivisions to have interconnected street networks,and require commercial developments to have interconnected street networks and parking areas. es, Land Use Goal: To provide a range of compatible land use activities which are respectful of the natural environment, coordinated with supporting infrastructure, and provide a fiscally balanced pattern of development. r-' Objectives: �., 1. E stablish a pattern, character, and density of land uses organized around accessibility, _ environmental conditions, site conditions, location, community facilities, public utility capacity, traffic impact, and public safety. 2. Diversify Mead's tax base through development of well-planned and designed commercial development along State Highway 66, Interstate 25, Welker Avenue east of WCR 7, downtown, future regional arterials, and other major collector streets and intersections where appropriate. 3. Establish and maintain orderly transitions in use and density between existing and new developments, or in the layout of new developments, to avoid abrupt changes in character. 1 -19- fir 4. Evaluate future land use proposals with emphasis on economic feasibility, provision of basic community facilities and services, environmental and social impacts, appropriateness of location, and the effects of such proposals on this MCP. 5. Provide parks, recreational areas, and open space to meet the needs and demands of the residential population. Provide parks and open space to meet the needs and demands of the — business/day employment population, but not necessarily public recreational facilities for them. 6. Preserve and protect buildings,structures,and places of historical and cultural significance where possible, such as the original Highlandlake settlement that was the predecessor to Mead. 7. Consider flexible ways of regulating residential density in the promotion of lot size and housing types. An example of unconventional subdivision layout is "conservation subdivision designs" where lot sizes are deliberately shrunk to create permanent private open space, although the overall permitted density of the subdivision is kept as if it were laid out conventionally. Housing Goal: To provide a range of housing opportunities of quality construction for a vital community. — Objectives: 1. Encourage a diverse housing stock which provides for a balanced range of housing opportunities that encourages the preservation of the chaacter of existing neighborhoods and the development of future neighborhood forms which develop as a result of market demands. 2. Encourage new housing developments to present a character of public and private living environments consistent with good examples of patterns of development. 3. Improve the Town's review and acceptance of covenant-controlled subdivisions, since some existing subdivisions of this type have not lived up to expectations. 4. Provide appropriate redevelopment of the downtown that permits mixed-use residential and commercial, "live/work" buildings in that district. It is recognized that such dwelling units will likely be apartments. Consider new dwelling units that would be compatible with the downtown district and original core of the Town on adjacent properties. 5. Consider an architectural review process for all housing construction that is not single-family detached in style. 6. Consider an anti-monotony ordinance for housing construction in single-family detached subdivisions. -20- -` 7. Enforce strong building codes to ensure quality housing construction. 8. Enforce strong property maintenance codes to ensure ongoing good housing upkeep. Economic Development Goal: Promote a healthy and sustainable tax base to provide goods and services to meet the needs of area residents. Objectives: I. Establish and maintain a diversified and healthy tax base for municipal governance, including the coordination of growth in tax revenue with growth in public service needs. r•. 2. Promote enhanc ement of the tax base through economic development efforts to attract commercial establishments along State Highway 66, Interstate 25, Welker Ave nue east of WCR 7, downtown, future regional arterials, and other major collector streets and intersections where appropriate. 3. Encourage an attractive business climate while also upholding appropriate environmental protection and community standards. 4. Ensure a high quality of commercial building and landscape design and maintenance through a site plan review and approval process. Develop a policy relative to appearances of buildings of "formula businesses." 5. Consider a special standard of building style and materials for commercial buildings in the Welker Avenue corridor as the"entryway" to Mead, such as an all-brick requirement, special sign code, special landscaping regulations, a requirement for a certain range of distinctive architectural styles (e.g. Western, Prairie, Mountain), and so forth. r-. 6. Define boundaries of commercial areas to prevent intrusion into adjacent residential and open space land uses, provide proper screening, and enact controls over such features as lighting and signage to preserve the aesthetic values of adjacent properties. 7. Develop and implement a downtown revitalization plan. 8. Coordinate public and private investment to maximize the benefit to the community. 9. Participate in and cooperate with economic development organizations. 10. Foster the creation of and support a local chamber of commerce. r• -21- 'a' a a -22- Section III. Environment and Natural Resources A. Introduction One of the unique and appealing characteristics of the State of Colorado is its mountain ranges. The backdrop of the Rocky Mountains is a striking sight all along the Front Range, and thus homesites and commercial sites with mountain views are highly prized. Besides their recreational value for skiing, climbing, and summer hiking, the mountains also contain many environmental assets. The mountains create a natural precipitation barrier which results in a relatively arid plain to the east of them. Some people would consider this land a"desert,"while others find a great deal of natural beauty to it on its own terms. This arid ground has been rendered fertile through the development of irrigation,including extensive ditch networks,as well as water collection and distribution systems largely drawn from mountain snowmelt, such as the reservoirs and pipelines of the Colorado Big Thompson project. Thus in the 20th century, much of the Front Range area has been transformed s into agricultural production. The increase in potable water availability has also induced substantial population growth. Sometimes these two activities have come into conflict. For example,increased population and job growth along the Interstate 25 corridor,the relatively high cost of water,and the changing economics of farming and ranching, among other factors, have increased the rate of — conversion of agricultural land into developed land, and thus increased the conflict between agricultural practices and municipal(as well as unincorporated)residential growth. Many units of government, including Mead, have tried to help address this phenomenon by passage of"right to farm" ordinances which seek to draw attention to incoming residents that agriculture was present before they arrived and has a right to exist even if some of its practices are disruptive to residential life. It has become appropriate, as people have become more environmentally conscious, for municipalities to develop a desire to protect and enhance natural resources through their land use regulations. This section describes the types and characteristics of natural resources within Mead and its planning area,including lakes,wetlands,floodplains, streams,topography,soils,vegetation, and so forth. Techniques and policies to maintain and enhance these resources are also discussed. B. Lakes The origins of Mead relate directly to a lake. A low area watered by what is known as North Creek was dammed by the Mead family in the 1870s to create Highland Lake (also known as --' Highlandlake), which lies about two miles northwest of the current core of the town. Other major lakes in the vicinity,some natural and some created by damming and being fed by irrigation ditches, include Mulligan Lake, Mulligan Reservoir, Lake Thomas, Union Reservoir, Sanborn Reservoir, and Foster Reservoir. (Only major lakes are labelled on the maps of the MCP. Subdivision lakes or ponds,smaller waterbodies such as the Mead Ponds,and waterbodies that do not have a name are not generally specifically discussed,although they are depicted on maps to the best extent possibk.) Some lakes, such as the Barbour Ponds in St. Vrain State Park, were created by gravel mining in river bottoms. Numerous examples of these types of lakes appear along the St. Vrain River. Av -23- Lakes are owned or have usage rights in a variety of combinations -- usually the water itself is owned by a ditch company, water district, or municipality, but the recreational use rights may be owned by or leased to others. .-. It is clear that lakes provide a significant asset to a community, especially in an arid area where natural basins and water bodies are not as frequently present as in other areas of the country. Their value can be in terms of economics, water storage, aesthetics, or recreational opportunities. Some lakes are best suited for passive appreciation of open space,while others can support active pursuits _ such as fishing, swimming, and boating. The Town must adopt strong policy and design standards to maintain water quality, wildlife habitat, aesthetic views, access, relationships to adjacent construction or subdivisions of any kind, and recreational safety of these lakes as development in the community progresses. Lakes may be considered as part of either parks or open space dedication required from development because they can be used for various levels of recreation, depending on the specific circumstance of the lake in question. .� C. Wetlands Wetlands have received a great deal of attention in recent decades. They used to be considered "swamps" that should be filled in. Wetlands perfor m many valuable functions, including stormwater management, groundwater recharge, and the provision of habitats for many types of flora and fauna. Fe deral regulations have grown increasingly restrictive about wetlands preservation, which have affected local regulation of development. A wetland usually lies along a water course, but it can be present in any low-lying area that retains water in some fashion. A wetland is usually determined by a combination of certain vegetation and hydric soil types that are present, and have to be designated by people who are trained in soil science and botany. The Town should protect all identified wetlands during the review process of development proposals consistent with Federal and other regulations. Developers should provide wetlands delineations as part of their development applications. Protection of wetlands should be done to the fullest practical extent to preserve their environmental benefits. Preservation of wetlands also provides visual open spaces within developing areas of the community. On occasion, low-quality wetland areas that may have a detrimental effect on a development may be destroyed and replaced elsewhere on a formulaic (2 for I)basis,but each such situation should be reviewed based on the circumstances at hand. The Town should require a setback buffer from wetlands for all development. A minimum 50-foot setback would usually be appropriate. Because wetlands cannot be built upon,anyway,and usually cannot provide any kind of recreational value other than educational benefits through passive observation, they should not count towards a development's required dedication of parks acreage. They may be counted as open space acreage. -24- D. Floodplains /„ Floodplains are those areas which may be subject to periodic inundation by water. Areas within the 100 year floodplain,for example,are subject to a one percent or greater statistical chance of flooding in any given year. The most significant floodplain areas are located around local lakes, wetlands, and water courses, which may be dry gullies (except during rain events) or the bottoms of watersheds where a stream runs constantly or intermittently. i' e'\ All development proposals should be required to map floodplains for review by the Town. Development in these areas should be prohibited or severely restricted to the provision of non- permanent structures such as benches and walkways only. Uses should be limited to open space and passive recreation. Because floodplains cannot be built upon,and usually cannot provide any kind of recreational value unless there is another significant environmental component associated with them, such as a lake, wetlands,or a stream(which should then be considered on the relative merits of those components), '' they should not count towards a development's required dedication of parks acreage. They may be counted as open space acreage. E. Watersheds, Streams, and Ditches Mead lies in two major watersheds. The majority of the town lies in the St. Vrain River watershed, and a small portion to the north of the community lies in the Little Thompson River watershed (see map in Map Section). Both watersheds travel in a general northwest to southeast direction from the Rocky Mountains, and join with the South Platte River northwest of Platteville. Other smaller tributaries drain into these rivers, such as North Creek, which feeds into the St. Vrain River. The Town must carefully monitor development approvals to ensure that new subdivisions do not harm the watershed, particularly with regard to run-off from developed areas and the potentially harmful effects on water quality from soil erosion due to how stormwater facilities are designed, surface pollution from things like lot and road drainage and lawn chemical use, and the like. The Town currently requires water quality basins for all new developments in order to clean stormwater runoff before it enters a stream. Since wastewater treatment plants are also located along drainage ways for technical reasons,they have specific regulatory and siting issues in order to address water quality concerns. Ditches are special types of water courses, because they are man-made and were created in the late 19'h and early 20'h centuries to support agriculture. Most exist by prescriptive easement, and have their own characteristics as to management, water flows, property rights, and so forth. Most are relatively small,but some, like the Highland Ditch,are large and extensive waterworks. Generally, development must work around ditches in terms of subdivision design, bridge or street crossings, piping, preservation of the ditch rider's access road, and so forth. On occasion a ditch may be -25- e• 0 partially relocated in order to facilitate a better site plan. Ditch companies must therefore be involved in the development review process. Because ditches cannot usually be removed, and cannot provide much, if any, kind of recreational value, they should not count towards a development's required dedication of parks or open space acreage. An a djacent bicycle/pedestrian trail may count toward required parks or open space dedication, but only the width of the trail dedication and not the width of the ditch area itself. All trees located along ditches should be preserved to the greatest extent possible, except for those that are unrecoverably diseased, severely damaged or dangerous,or designated as noxious or non-native species that ultimately should be removed for ecological reasons, or for other sound forestry practices. It should be recognized,however,that ditch companies may have a policy of tree removal or ditch lining as a water conservation measure. Both practices would result in large trees being removed or dying from lack of water. F Topography and Soils Mead lies in an area with gently rolling topography, characterized by downslopes in the southern area to the St. Vrain River watershed, and downslopes in the northern area to the Little Thompson River watershed. It enjoys, however, a long and large crested hill in the middle (witness the long upward grade from the Berthoud exit on 1-25 to approximately WCR 40,a distance of approximately two miles, followed by a plateau of about six miles in length, from WCR 40 to WCR 28, before a downward grade of about a mile to the St. Vrain River). This hill affords stunning view corridors to Longs Peak,which lies virtually directly west of Mead. The center of the hill is wide enough that the middle section of Mead is relatively flat, and it is interrupted only occasionally by relatively small gullies for localized drainage. The Town is located within what is called the Colorado Piedmont section of the Great Plains physiographic province. The Colorado Piedmont(French for"foothills")is a broad,erosional trench which separates the Southern Rocky Mountains from the High Plains. Structurally, the Town lies along the western flank of the Denver Basin. During the Late Mesozoic and early Cenozoic Periods, intense tectonic activity (continental plate movement) occurred, causing the uplifting of the Front Range and associated downwarping of the Denver Basin to the east. Relatively flat uplands and ^ broad valleys resulted and characterize the present-day topography of the Colorado Piedmont in this area. Surficial geological conditions mapped in the Town consist of Eolian deposits of Pleistocene Age, which have been described as unconsolidated wind-deposited sands, silts, and clays. Bedrock mapped in the Town consists of the upper unit of Pierre Shale, ranging from approximately 2 to 17 feet below the ground surface. Due to the relatively flat or gently sloping nature of the Town, geologic hazards are low. Seismic activity in the area is anticipated to be low, and from a structural standpoint, the Town should be relatively stable. -26- Relative to soils,mapping completed by the Colorado Geologic Survey indicates the Town is in an area of"windblown sand or silt." This material has been described as having low swell potential, and may be subject to severe settlement or collapse when water is allowed to saturate the deposits. Bedrock with high swell potential may be locally less than 10 feet below the ground surface. In general, the siltstone/sandstone is judged to be non-expansive and the interbedded claystone/siltstone/sandstone typically exhibits low to moderate swell potential. The moderate plasticity claystone possesses moderate to very high swell potential when wetted. Swelling potential has occurred in the Town that has resulted in structural heaving of foundations, floor slabs, and roads. The refore the Town should require all development to prepare a geotechnical report addressing all aspects of the site soil conditions, and making recommendations for constructing i• proper roadways and structures. Regarding the potential for radioactive substances, it is normal in the Front Range to measure elevated accumulations of radon gas in poorly ventilated spaces(such as residential basements)that are in contact with soil or bedrock. Radioactive nuclides are common in sedimentary bedrock underlying the Town and in soils derived from the parent bedrock. Because these sources exist or will exist, there is a potential for radon gas accumulation in poorly ventilated spaces. The only reliable method to determine if a hazard exists is to perform radon testing in completed residential structures to determine the level of radon gas accumulation. Typical radon mitigation methods can include sealing soil gas entry areas and by periodic ventilation of below-grade spaces. Radon seldom accumulates to significant levels in above-grade living spaces. Development in this landscape should respect and show the underlying topography. Land should not be regraded to such an extent that its relationship to the natural landscape and its surroundings is destroyed. Preservation and restoration of landscape in its large forms helps ensure that development is balanced and consistent with the environment. Individual topographic features relative to other natural features and resources, such as river bluffs, areas of steep slope, stream sides,and so forth should be reviewed for preservation as open space or passive or active recreation areas as development proposals are reviewed. r. G Tree Pre servation r Colorado's Front Range is not noted for having many wooded areas, or even many trees in general, due to its aridity and soil conditions. Historically, this was prairie, and the predominant vegetation was grasses. Most trees occurring in undeveloped areas lie along watersheds,including ditches,and are natural or were long ago planted by local settlers or farmers in specific situations. Due to their scarcity,trees should be preserved to the greatest extent possible, except for those that are unrecoverably diseased, severely damaged or dangerous, designated as noxious or non-native species that ultimately should be removed for ecological reasons, or for other sound forestry .- practices. Development plans should not introduce grading that would kill a tree by damage to its root systems, and should be designed to work around, not remove, trees. ^ -27- r H. Wildlife Studies Generally, development proposals should include a study of wildlife species present in the area, including animals and birds. The need for a study should be appropriate to the circumstances. This information will be used to review if a development proposal is injurious to wildlife that the Town deems important to protect. Of course, Federal regulations concerning endangered and threatened species protection must be followed as well. I. Environmental Protection Techniques The Town can employ numerous techniques in its approval of development that makes development sensitive to the local environment and the natural resources of the area. Many of them have been mentioned in the various subsections above. Others, such as park and open space dedication requirements,will be discussed in greater detail in Section V-Community Facilities and Municipal Service Delivery. While many techniques are concerned with the "macro" view, the Town could also implement "micro"techniques, such as a landscaping code that deals with regulations for vegetation(trees and other plantings) on individual sites, particularly in non-residential developments. Commercial development should be as environmentally conscious as residential development. A method of promoting sensitive development is to permit "cluster" subdivisions. In a cluster development, individual homes are "clustered" on lots which are smaller than would normally be permitted for the zoning district or land use density designation of the parcel in question. In other -� words,the developer is allowed to achieve the same number of lots that the permitted density would — allow, but not to evenly distribute them throughout the parcel. The surplus land is then utilized for common open space, generally located in areas which are characterized by already existing natural features, but may very well be developable land that is deliberately left undeveloped in order to achieve other goals, such as view corridors. Therefore, the cluster approach allows developers to — build the same number of units as under conventional development, but the homes are sited on smaller lots in order to preserve open space elsewhere on the parcel. Such open space is permanent —it is reserved via covenant or other regulations so that it cannot later be developed. The open space may or may not be dedicated to the Town; it can be permanent private open space owned by a homeowners association for the benefit of the residents of the neighborhood who bought into this specific type of subdivision design. Clu ster developments also reduce the amount of public infrastructure, such as streets and sewer mains, that the community has to ultimately maintain as compared to the amount created under conventional development. This type of development may be permitted on a case-by-case basis based on appropriate circumstances and locations. It is sometimes also known as "conservation subdivision design." J. Minerals Minerals, here defined as oil and gas extraction by wells, sand and gravel deposits, and hard coal mining, have special rights in Colorado. Underlying mineral ownership is often separate from ownership of the land. Due to the nature of geology in Colorado, there is a great deal of minerals -28- in the state. The body of law that protects and regulates mineral rights in Colorado has thus grown to be extensive. Su bstantial areas of this industry are exempt from local regulation, and are regulated only by state agencies. Minerals may be considered a natural resource that has a commercial value,which is different from other types of natural resources discussed in subsections above, where a muncipality has other considerations for them than mere commercial value. These minerals are briefly described below by type. There is no indication of coal deposits under Mead, as such deposits tended to appear south of the St. Vrain River, although land owners have reserved coal mining rights when they have sold land. Thus coal extraction has not been an issue in Mead. Sand and gravel mining has occurred along the St. Vrain River in the vicinity of Mead. Some of this work is still active; some is inactive and is located on parcels designated for redevelopment; and some has been reclaimed, such as at the St. Vrain State P ark (formerly Barbour Ponds State Park) on the west side of 1-25 between SH 119 and the St. Vra in River. Sand and gravel may also be severed from the surface ownership of land, and its mining is regulated by the State of Colorado. The Town would need to consider if it would want to create land use designations for such activity within its borders. In this comprehensive plan, then, discussion about mineral extraction focuses primarily on oil and gas wells. Su ch mineral extraction can come into conflict with development, particularly if extraction rights have not yet been completely exercised at the time that the overlying land is developed. Subdivisions often have to be designed around existing or planned oil or gas wells. New residents may very well object to the presence of wells, or new wells being drilled, in spite of their pre-existing rights. Ac cordingly, it is essential for the development review process to include careful review of mineral rights. Development proposals should account for mineral rights and disclose the extent of potential mineral extraction yet to occur. Mineral owners must be notified of these development proposals for comment. Directional drilling or clustered-drilling plans to extract all the permitted minerals should be devised in the layout of a subdivision that minimize the ultimate drilling that will occur, and thus minimize the disruption to a development. Such plans are to be made part of the approval of a development. The Town should also plan around the surface effects of such extraction in development approvals,such as requiring appropriate fencing,screening,and landscaping,allowing for access roads, and so forth. The required"fall zone"around oil and gas well sites is not counted by the Town towards required park or open space dedications, although ultimately such land may become available for park or open space use when extraction is complete. Therefore,the Town will consider parks and open space being situated in subdivisions that are adjacent to well sites,although each case should be reviewed individually based on the circumstances present on a given parcel. Potential new residents should be given notice of the right to drill to minimize future complaints. Municipalities should regulate mineral extraction to the greatest extent permitted to be done locally by law, such as emissions, odor control, and the like. r -29- Accordingly, the policies, goals, and provisions of this Subsection III-J are deemed to satisfy the requirements for a master plan for the extraction of commercial mineral deposits pursuant to C.R.S. 34-1-304, as provided in C.R.S. 31-23-206-(1)(h). K. Groundwater Based upon review of U.S. Geological Survey maps, regional groundwater beneath the Town predominates in colluvial or windblown materials, or in fractured weathered consolidated sedimentary bedrock located at a depth near the ground surface. Seasonal variations in groundwater conditions are expected since the aquifer materials may not be perennially saturated. Groundwater is generally encountered at depths ranging from 2 to 20 feet below the ground surface; the depth to seasonal groundwater can be 10 feet or less. In addition, the development of perched water on top of the bedrock surface is likely to occur in response to adjacent agricultural practices and long-term development, both of which have associated artificial irrigation practices. The location and amount of perched water is dependent upon several factors, including hydrologic conditions;type of site development; irrigation demands on or adjacent to the site; fluctuations in water features, such as irrigation reservoirs; and seasonal weather conditions. Since high groundwater in Mead is possible, all development proposals that include basements should address groundwater levels. All developments should also addre ss de-watering of subdivisions and regulation of discharges from de-watering facilities into the storm drainage system. De-watering wells for construction purposes are regulated by the Colorado State Engineer's office, and permits are required. Any discharge to storm sewers or the surface may require an NPDES permit. L. Steep Slope Development All development proposals that are located on parcels with steep slopes should include stability analysis of the slopes. M. Fire Hazards -. Prairie fires, or grassland fires, as they are also known, are a real, not just potential, hazard in Colorado,due to wide expanses of grassland,prevailing wind patterns,and climatic conditions that often result in dry vegetation being especially susceptible to fire. All development proposals should consider the risks of grassland fires on their parcels and how such risks may be mitigated. -30- ^ Section IV. Public and Quasi-Public Services and Utilities rA. Introduction "Public services" is a broad term that is used to refer primarily to services provided by units of government. "Quasi-public services" is a term that is used to refer primarily to services provided by the private sector(both for-profit businesses and non-profit organizations)that have substantial public benefit, interest, or impact,rather than a purely commercial basis. They may have attributes r or elements of monopoly or semi-monopoly, and are sometimes regulated by or provided by government. "Public utilities" is a term that is used to refer to commodities or services that are provided by units of government, or by the private for-profit sector under substantial governmental regulation, such as state review over rates and activities of utilities at the level of the Public Utilities Commission, and local review such as franchises. Examples of public services that have the most impact on local communities include municipal government (ranging from Police to Public Works), county government, public schools, fire protection and ambulance/rescue services,libraries,and the U.S.Postal Service. Examples of public services include hospitals and other similar institutional services, historical societies or museums,cable television franchises,refuse and recycling collection services,and private colleges, universities, or schools. Examples of public utilities include water districts, sanitation districts, telephone, electricity, and natural gas. These are not exhaustive or mutually exclusive categories — there are, for example, private water utilities, municipal electric systems, government-owned hospitals, and so forth. What a comprehensive plan does in discussing all these types of services is to evaluate public benefits and impacts of services relative to the needs and interests of a community. r. Owing both to tradition and to governmental structure in Colorado, it is rare to find a municipality that offers a full range of public services. Usually some aspect of public services enumerated in this section will in fact be offered by different units of government in varying communities. The expression"a full-service community"may be relative, or it may mean that a comprehensive array of public services is available in a given locale, but not all of them are owned or controlled by the municipality itself. Most municipalities also do not provide completely equal services to all neighborhoods for a variety of reasons. I n addition, all levels of government, including municipalities, have sometimes "privatized" services for a variety of reasons that traditionally or heretofore may have been provided by public employees. Thus a thorough discussion of all aspects of public services is beyond the scope of this document, some of which would be handled in special studies envisioned in Section IX—Implementation Tools. r-' Nevertheless,it is important in a comprehensive plan to identify and inventory existing or potential public services and utilities as well as quasi-public services, especially in relation to community goals. Furthermore,growth in and around Mead may overburden public facilities and infrastructure in the absence of long-range planning and policy analysis. Thus planning for these functions is an important purpose of the MCP. Something should be said about planning and goals for services that the Town may ultimately decide should still be left up to the private sector(i.e. "free enterprise"or -\ -31- I►' "the market")to provide or not. This Section IV identifies a wide range of services, most of which are NOT provided by,or planned to be provided by,the Town of Mead,but are still important to the community. Generally, those services provided by the Town itself will be covered in Section V— — Community Facilities and Municipal Service Delivery. That distinction is m ade because, for _ example, roads and parks are both a service and a facility, and are best described in a different context. -- The sections below are listed in general order, first by utilities, and then by services. B. Water A potable water distribution system is considered a traditional utility -- usually a public utility provided by a municipality or a unit of government that specializes in that service. A water system includes the elements of water supply production, storage, treatment, testing, and distribution. The Town of Mead does not provide water service. It lies principally within the boundaries of the Little Thompson Water District (LTWD), although some portions lie in the Longs Peak Water — District (LPWD). (See map in Map Section.) The water districts have full authority over regulations,rates,use,construction,and capacity planning of their systems. The LTWD and LPWD both obtain their water from the Colorado Big Thompson (CBT) project, a massive intergovernmental cooperative formed primarily to service the water needs of most of the Front Range north of Denver. The Town formerly was in the water business for a limited service area(not the entire community), but divested itself of that operation on September 30, 2002 to LTWD. The Town cooperates and coordinates with water districts on approval of engineering plans that include water mains in the construction of developments. Obviously the capacity planning and construction of water systems, and the cost of tapping on to such systems, can have a significant effect on the ability of a town to grow and service future — customers,particularly because in this area,there is no other viable option to obtain water compared to other non-arid areas of the country. This is because private wells are unlikely to be approved, _^ aquifer availability is difficult, and use of river or other surface water outside of the CBT project is subject to extensive water rights law and regulations that make them unlikely sources of municipal water. Mead lies within the Denver Basin and has one or more non-tributary waters underlying the Town. These non-tributary water aquifers could be "mined," and at some point in the future may serve as an alternative water source. Therefore the Town requires the transfer of non-tributary water rights to the Town in all annexations. Surface water rights in irrigation ditches are used by many Front Range municipalities as a source of domestic water. The Town of Me ad, however, does not employ this practice. It owns a share of — the Supply Irrigating Ditch Company stock in order to have the right to fill the ponds at Mead Ponds Park(site of the original water supply system for the Town),and would obtain additional ditch water rights as necessary for specific needs. -32- The Town owns Red Deer Lake (also known as Green Lake Reservoir) in the Indian Peaks Wilderness Area. It was purchased in 1961 after having been leased for the Town's original water system for several decades. It yields 82 acre-feet, feeding the St. Vrain River basin. Its use as a water right is limited, as it has junior rights and no longer helps supply water to the potable water system. r. C. Sewer A sewer system is considered a traditional utility — usually a public utility provided by a municipality or a unit of government that specializes in that service. A sewer system includes the elements of wastewater collection, treatment, testing, and release. The Town of Mead provides sewer service to portions of the community. It owns a wastewater treatment plant at 15 Fairbairn Avenue which treats sewage from the original core of the town and several subdivisions west of 1-25. This fac ility was formerly owned by a separate unit of government known as the Mead Sanitation District, which was dissolved in 1993 and merged into the Town's assets. The Town's current sewer service area(also known as Section 208 boundaries) is illustrated on a map in the Map Section. r. Under the 208 plan,the Town serves as both the managing and the operating agency for wastewater _ within its sewer boundaries. It must approve all sewer projects within its service area. The Town also provides sewer service to the Lake Ridge Condominium development on WCR 32 through use of a small treatment plant near Lake Thomas. This was formerly a private facility that was acquired by the Town during the Lake Ridge annexation, and upgraded to municipal standards. Its expansion potential is limited. Anew conventional wastewater treatment plant east ofI-25 would allow this plant to be dismantled. Other portions of the Town are serviced by the St. Vrain Sanitation District (SVSD), which has a wastewater treatment plant near WCR 24 and WCR 13, south of the St. Vrain River in unincorporated Weld County. Generally speaking, its service area follows the ridge line that roughly parallels State Highway 66. The Town has an intergovernmental agreement (IGA) with SVSD that allows them to treat the wastewater outside of their Section 208 boundaries from the Sekich and Valley 66 Business Parks at the northeast corner of I-25 and SH 66 when sewer mains are installed therein, as well as some land on the west side ofI-25 north of SH 66. The Town would own the mains for fifteen years, after which time the Town can elect that the entire collection network there would become part of the SVSD system. Otherwise the SVSD has full authority over regulations,rates,use, construction, and capacity planning of its system. The Town cooperates and coordinates with SVSD on approval of engineering plans that include sewer mains in the construction of developments. Some portions of the Town are not serviced by any sewer system,but rather are on individual septic disposal systems (ISDS) on each lot. Such septic systems are presently regulated by the Weld County Health Department,not the Town,although the Town should consider regulating them itself 2, r. -33- r. in the future. Not to have all subdivisions serviced by municipal sewer is a conscious land-use decision by the Town. It may permit septic fields in large estate-lot subdivisions under appropriate circumstances,and may require that septic systems be engineered. Lot sizes should be large enough that there is suitable space to have an alternative septic field if the first one fails. The Town's policy is that it does not provide sewer service outside its boundaries. Properties must annex in order to receive municipal sewer service. Obviously the capacity planning and construction of sewer systems can have a significant effect on the ability of a town to grow and service future customers. This is because sewer facilities are very expensive and usually have to be provided by government in some fashion. Individual package sewer treatment plants are not possible for each subdivision,soil conditions may not permit a parcel to be developed using septic fields,and service boundaries are determined primarily by watersheds, engineering technology, and operating philosophies of sewer system providers. Therefore sewer service cannot be "hopscotched around" to accommodate particular developer desires. The Town must make both economic and policy decisions as to the extent and location of its sewer service,complete a sewer system study including the siting of a new wastewater treatment plant,and update that sewer system study from time to time. It must also do periodic rate studies so that user charges are sufficient to pay both the operating costs of the system and build reserves for the costs of periodic repair and replacement of system components. —„ D. Stormwater Management Stormwater management is the current parlance for what used to be called merely"drainage." It has not traditionally been thought of as a utility. However,because stormwater has regional impacts and needs to be "managed" to prevent flooding that leads to property damage, it has many of the characteristics of a utility, and is now often considered as such. In addition, stormwater regulation used to be minimal to non-existent,and now it is considered as important an element of development review as any other aspect. The general principle behind stormwater management and the approval of developments is that water cannot leave a developed property at a rate any faster than it did before it was developed. This is called"controlled release." Although the increased amount of impervious surface on a developed parcel usually results in additional volume of water, since not as much of it can now soak into the ground, the volume has to be held back in some fashion so that it is gradually released downstream at a rate that existed prior to development. Thus subdivisions now must include stormwater detention or retention basins, depending on the particular situation. The Town has commissioned drainage studies in the past and works on an ad hoc basis on various stormwater management projects to correct past deficiencies (where, for example, there was no stormwater detention facility provided). A II new developments should have stormwater management facilities and plans consistent with current stormwater management practices. -34- r. r. E. Electricity An electric system is considered a traditional utility—usually a public utility provided by a for-profit private corporation, or a cooperative, regulated by government, although sometimes it is a utility provided by municipalities. An elec tric system includes the elements of power generation, transmission, distribution, and metering. Different levels of electricity providers may operate generation, transmission, or distribution facilities. The Town is primarily serviced by United Power for electricity. It has a franchise with the Town. It is a cooperative, and buys electricity from power generators. It has only transmission, ` distribution, and metering functions. Obviously the capacity planning and construction of electric systems can have a significant effect on the ability of a town to grow and service future customers. This is because electric facilities are very expensive and difficult to build or site, and usually have to be provided by government or the private sector under government regulation in some fashion. In general, United Power has done such capacity planning and construction, so that electricity availability is not an impediment to growth. The Town regularly refers development proposals to United Power for such planning purposes. The Town's goal is to have all new electrical service buried underground, and to have existing perimeter distribution lines also buried when development is approved. Due to the high cost of burying transmission lines(those carrying more than 15,000 volts),however, those would generally remain above ground on poles. Provisions are available,however, in state law(C.R.S. 29-8-101 et. seq.)to fund the burying of high voltage lines through the formation of an undergrounding district. F. Natural Gas A natural gas system is considered a traditional utility— usually a public utility provided by a for- profit private corporation,regulated by government. A natural gas system includes the elements of production, transmission,distribution, and metering. Different levels of natural gas providers may operate production, transmission, or distribution facilities. The Town is primarily serviced by Xcel Energy for natural gas,although a portion of the community is also serviced by Kinder Morgan Energy for natural gas. Both have franchises with the Town. r. Obviously the capacity planning and construction of natural gas systems can have a significant effect on the ability of a town to grow and service future customers. This is because natural gas facilities are very expensive and usually have to be provided by the private sector under government regulation in some fashion. In general, both Xcel and Kinder Morgan have done such capacity planning and construction, so that natural gas availability is not an impediment to growth. The Town regularly refers development proposals to the appropriate utility for such planning purposes. -35- r G. Telephone A telephone system is considered a traditional utility— usually a public utility provided by a for- profit private corporation, regulated by government. A telephone system includes the elements of centralized and local switching, distribution, directories, and other related communications needs. It is monopolistic in nature,although its services since deregulation have been split up,for example, among local and long-distance calling, cellular phone service, customized features such as voice mail that may be provided by a different vendor's equipment, and the like. The Town is serviced by Qwest Communications for telephone service. State law does not permit municipalities to grant franchises for telephone service, so Qwest operates under State of Colorado -- Public Utilities Commission regulations, as would any other telephone service provider that might wish to service the Town. Obviously the capacity planning and construction of telephone systems can have a significant effect on the ability of a town to grow and service future customers. This is because telephone facilities are very expensive and usually have to be provided by the private sector under government regulation in some fashion. In general, Qwest has done such capacity planning and construction, so that telephone availability is not an impediment to growth. The Town r egularly refers development proposals to Qwest for such planning purposes. In 2003 Qwest completed a substantial enlargement of its switching facility located at 406 Fifth Street which services the community, and will provide capacity for growth for some time to come. It was required to be architecturally designed to fit in the residential neighborhood. It will ultimately likely have to construct another switching facility for the community elsewhere, as the Fifth Street site is now fully occupied and the Town will likely disapprove any attempt to expand the facility's encroachment on the residential character of the neighborhood by the acquisition of additional lots, which would likely otherwise result in the construction of a building out of scale with the surroundings, regardless of its architectural features. H. Cable Television A cable television system is not traditionally thought of as a utility, although it has some elements of a utility. It is a service that is regulated locally by franchise because it tends to be monopolistic in nature but is desired by a majority of residents. A cable television system includes the elements of signal reception by satellite, cable, or mast antenna, sometimes also programming origination, and distribution. The Town does not grant exclusive cable television franchises. Howe ver, currently, K2 Communications is the only cable television franchisee in Town. While the capacity planning and construction of cable television systems do not have as significant an effect on the ability of a town to grow and service future customers as do traditional utilities,they are nonetheless important for social needs. Most sy stems with substantial capacity seek out -36- communities with larger population bases in order to economically justify the capital investment involved in building a distribution system. The Town regularly refers development proposals to K2 Communications for its planning purposes. Typically, municipalities require cable television franchises to provide a "public access" channel, where governmental and other public services and programming may be viewed. The K2 franchise includes such a channel, although it is not presently activated. 1. Other Communications Services The Town has enacted regulations governing other types of communications services, such as cell towers for wireless communication, consistent with Federal law. Certain types of satellite dishes can also be locally regulated. The purpose of such regulations is to address the visual impact of towers on the appearance of a town, so that they can be appropriately sited and made to blend in with the surroundings better. Such r egulations should be reviewed from time to time. Other technological advances in communications, ranging from cable modem Internet access to wireless Internet services, would fall into this category. ry J. Refuse and Recycling Services A refuse and recycling collection service is not traditionally thought of as a utility, although it has some elements of a utility. It is a service. Many refuse and recycling services are regulated locally by master contract or franchise, if not provided by a municipality's Public Works or Sanitation Department, because they are deemed an essential service for residents and businesses alike. A refuse and recycling service consists of collection and disposal of both solid waste or recyclable products, usually provided by the same entity. Solid waste is landfilled and re cyclables are processed in a recycling center. Some servic es also include a third residential or commercial component— landscape waste, and others provide more specialized pick-up and disposal, such as industrial waste, construction and demolition debris, and so forth. r, The Town does not control refuse pick-up via a master contract or franchise of any kind. Residents and businesses contract for such service on their own. The Town does not receive any recycling services, although this has become a common feature of waste disposal since the 1980s. Many municipalities provide or require the provision of recycling services to accomplish waste reduction and other social goals. While some would argue that a master contract takes choice away from citizens, others would argue that it could lead to less expensive charges for service because of a guarantee of a larger customer base, consistent service standards, and less wear-and-tear on local streets because large garbage trucks from each firm operating in the community are otherwise all traveling the same routes but with merely different customers. In general,the private sector has adequately provided capacity for refuse services for future growth. Some units of government entered the landfill business or other stronger regulation of solid waste issues during the landfill capacity crises of the 1980s across the country due to worry about capacity r-. -37- r\ for solid waste disposal, or in order to accomplish social goals for recycling, but this has not been --*•• a particular issue in Mead. The Town should obtain recycling services as a social and environmental goal. K. Fire Protection and Ambulance/Rescue Services The Town of Mead does not provide fire protection or ambulance/rescue services. It lies principally within the boundaries of the Mountain View Fire Protection District (MVFPD), which provides firefighting suppression, plan review, fire prevention education, paramedic, ambulance, and other types of rescue services. A portion of the community lies within the Berthoud Fire Protection -- District, which provides the same range of services. (See map in Map Section.) The Town has an intergovernmental agreement with MVFPD that provides that all future annexations to Mead that lie in other fire protection districts must disconnect from such districts and annex to MVFPD. Fire Station #3 of the MVFPD at 441 Third Street lies in the center of Mead, in a building that is shared as a Town Hall for the community. MVFPD is primarily a volunteer district with a small number of paid firefighters who act as first responders. Fire Station#3 is not staffed with full-time or live-in employees. This station currently houses three fire trucks, but no ambulance, although medical kits are on the trucks. Fire protection districts have full authority over regulations and capacity planning of their facilities. Obviously the quality and availability of fire protection service affects insurance ratings of property, -. service response times, and the general welfare and security of the residents and businesses of a community. Traditionally, fire departments existed only to put out fires. Today, they are usually expected to also provide ambulance,paramedic,and rescue services,as well as offer fire prevention services through plan reviews, inspections, and education. Inadequate services, lack of sufficient stations located around a community, and other problems can have a negative effect on the ability of a town to grow and service future citizens. However, the Town cooperates and coordinates with its fire protection districts on future planning in general,as well as on approval of engineering plans that relate to fire issues for individual developments. The Town's current fire rating is a 5. L. Schools The Town of Mead lies mostly within the boundaries of the St.Vrain Valley School District,RE-IJ (SVVSD), based in Longmont, although some of its northern annexations or potential ultimate borders lie in the Johnstown (RE-5) and the Thompson (R2-J) school districts. These are unified school districts that provide elementary,junior, and senior high school education. (See map in Map Section.) Mead Elementary School at 520 Welker Avenue, and Mead Middle School at 620 Welker Avenue, are schools of SVVSD. Th e Middle School was just expanded in 2003 to accommodate -38- overcrowding due to area growth since the 1990s. A high school on WCR 7 south of SH 66, on a parcel annexed into the Town in 2004, is currently projected to be constructed starting in 2005 and to open in 2007. School districts have full authority over regulations and capacity planning of their facilities. Obviously the quality of instruction, as measured by test scores, class sizes, and so forth, as well as availability of classroom space significantly affects the desirability of a community's schools, and whether new residents want to locate there. Traditionally,schools only provided education,but now provide a range of recreation and social services as well. Inadequate schools, then, can have a negative effect on the ability of a town to grow and service future citizens. However, the Town cooperates and coordinates with its school districts on future planning in general,as well as consults on approval of subdivision plans that relate to school issues for individual developments, such as school sites. The St. Vrain Valley School District uses the following standards for size of school sites: r' Elementary school - 10 acres, accommodating 525 pupils Middle school - 25 acres, accommodating 750 pupils High school - 50 acres, accommodating 1200 pupils. These are similar to national standards. These do not count adjacent park land that may be dedicated simultaneously with a school site dedication, although the symbiotic benefit of having both sites adjacent to each other is recognized. Owing to the substantial financial cost of building schools and operating them, to help handle growth,reduce the potential for overcrowding of facilities until a bond issue can be passed for new schools, and to help hold down property taxes for schools, the Town requires cash payments in lieu of dedication of school sites, and is also requiring all new annexations within the SVVSD boundaries to include a school mitigation fee per dwelling unit to be paid to SVVSD. M. Libraries The Town does not provide library services. It lies totally within the boundaries of the Weld Library District,which encompasses most of Weld County (except for communities which opted out when the district was created in 1986). The District is largely centralized in Greeley and presently has one branch library in Frederick. It provides support services at different levels to other community libraries. Patrons must travel to Greeley for services other than a bookmobile, which contains limited stock. A bookmobile visits the Town twice a month, focusing primarily on the schools. In 2004 the district conducted a study of library services to determine if it should build more branches or enact other solutions to improving library services in this area of the county, and concluded that a branch library should be built in Mead. r The quality and availability of library services is perhaps not as important to potential new residents as is school quality and capacity, but they do represent a general welfare and quality-of-life issue. r r -39- Thus the lack of good library service could negatively impact the ability of a town to grow and service its citizens. The Town should consult with the Weld Library District on planning issues as its most immediate viable option, since the library study did not include implementation measures. — The Town desires to have its own branch library,perhaps operated in cooperation with the St. Vrain Valley School District. Presently, most residents of Mead utilize the City of Longmont Public Library. ^ N. Golf Courses Golf courses are often considered a form of open space, or a form of park. As such, they are considered quasi-public uses,even though they can be privately owned,or owned by a municipality. They can admit the public, or they can be features of private country clubs where admission is to members and their guests only. In the case of private country clubs, they should be thought of as either private open space or a private recreational facility(although with some public benefit). The difference in categorization arises because fees are charged to use golf courses,even courses owned by units of government, unlike the concept of free use of a park or open space. Also they are not truly facilities of substantial public impact, since only about 15% of the population in this country plays golf. Golf courses can also be owned by entities such as homeowners associations and serve only a specific subdivision. Only subdivision residents in good standing in the homeowners association and their guests may play on the course. They are often constructed because a private developer has chosen to make a golf course the defining feature of a neighborhood. The Town of Mead has one such golf course, in the Grand View Estates Subdivision. There are no plans for the Town to own or operate a public golf course, but it would encourage the private development of golf courses. Such courses should practice water conservation by use of course irrigation from ditch water, or possibly even recycled effluent. O. Post Offices While many other types of governmental buildings, such as courthouses, Federal office buildings, and so forth, are a function of locational decisions by other units of government, the main non- municipal government building that occurs in virtually all municipalities is the post office, and/or its branches if the community is large enough. Post offices serve the entire population and thus ^ should be as centrally located to be convenient as possible. The Town of Mead obtained a new post office in 2001 on Welker Avenue near the downtown, which will likely serve as the post office for many years to come. The Mead post office is currently rated as a rural office, which governs its limited scope of services. As the Town grows, the U.S. Postal Service should be encouraged to transform the Mead Post Office from rural to"city"(by their definition)standards of service. Eventually a branch may be necessary on the east side of Interstate -40- 0-. 25 due to the transportation and convenience barrier the interstate could become. The Town has very limited authority relative to the location and construction of post offices, however. In addition, not all of Mead is within the Mead Post Office's delivery boundaries (i.e. ZIP Code boundaries). Postal boun daries were established long before municipal annexations could be anticipated. Accordingly, some portions of the community have Platteville and Longmont mailing addresses. The Town should encourage the U.S. Postal Service as strongly as possible to amend the Mead delivery boundaries and ZIP Code boundaries so that all of Mead can have Mead addresses. By way of contrast, it is recognized that some areas not annexed into Mead will continue to carry Mead mailing addresses as well. P. Aviation The nearest airports to Mead are the general aviation airports at Longmont, 15 miles to the west, at Loveland, 14 miles north of the Mead exit of 1-25, or at Erie, approximately 20 miles south on the west side of I-25,as well as the commercial Denver International Airport,located about 30 miles away from Mead on the east side of Denver. There is no perceived need for an airport in Mead. Development proposals should take into account the existence of several private landing strips for planes owned by individuals in the area. They are located on unincorporated parcels,but border on neighborhoods within the Town's boundaries,and 'taN although they have certain rights by being a pre-existing use, flying behavior by private individuals using these airstrips could impact Town residents. The Town should carefully monitor such landing strips and object to any enlargement or intensification of them. r 0 /- -41- r _q2_ /\ Section V. Com munity Facilities and Municipal Service Delivery r•� ••••• A. Introduction The term "community facilities" means public buildings, structures, property, and uses owned or leased by the Town of Mead and under its control. Buildings and property such as Town Hall, the /. Public Works garage, parks, and streets are all examples of community facilities. The term"municipal service delivery"means the programs and services that the Town provides its citizens. Some aspects of this have already been covered under Section IV relative to public utilities and to services provided by other organizations, but which are regulated by the Town in some fashion. The distinction between these two categories may be thought of as an analogy between "hard" and "soft"items,respectively, although obviously service delivery almost always relies on the presence ,., of buildings or equipment. The type of growth that is expected to occur within the next twenty years in and around Mead may overburden not only municipal facilities, but also municipal services, without long-range planning and policy analysis that would address how to deal with needs or demands for facilities and services. Traditionally, local government has provided a fairly narrow range of services to a community -- /" ea- those that could not be done by private citizens for themselves or by private organizations very well. Municipalities typically provided very basic things,such as administration,water and sewer service, • police and fire protection, and street maintenance. As society changed during the 20th century,with calls for greater professionalism and higher standards of service, as well as for more services in general (for example, fire protection changed from volunteer fire brigades to full-time professional firefighters, and ambulance/rescue service was added), services such as building inspections, code enforcement, health inspections, planning, engineering, and many other types of services were added, most of which are now considered standard municipal functions. In the last thirty years or so, even more new kinds of services and programs have been added to many municipalities due to public demand that heretofore would not have been considered to be the obligation or proper role .., of government --except,of course in large cities,which tended to add services faster than suburban and rural communities. Examples of these include human services(e.g. counseling, certain medical services, social workers), senior activities, cultural and arts facilities and programs, recreational programs, services for disabled people, historical preservation, community-sponsored events, economic development, tourism promotion, and so forth. This phenomenon has also occurred in counties, school districts, and most other units of government. Accordingly, government has continued to grow in size, structure, and cost because people have demanded that more and better services be provided for them. Every municipality has to decide what programs and services are ^ necessary or desirable to provide for the well-being and interests of that particular community, and what the will is to pay for them. Accordingly,because there is a strong connection between facilities and services,and because these /' -43- r. r- items relate to in a larger sense to land use and community character, it is appropriate that planning ^ N for facilities and services also be addressed in a comprehensive plan. B. Parks, Open Space, Water Features, and Natural Environments Parks. "Parks" is a term generally used to refer to certain community facilities that are developed open space (i.e. containing recreational facilities or structures), as opposed to open space that is undeveloped (i.e. left in its natural state or containing very minimal intrusion of facilities or structures). In Mead, there presently are limited recreational facilities and activities available. As the Town grows, it will experience greater and greater demand for recreational opportunities. A park system consisting of a variety of park types should be created,primarily through the land dedication process occasioned by development, but also through acquisition by the Town with funds such as impact fees. The "pa rk system" concept recognizes that succeedingly larger populated areas need succeedingly larger and better equipped areas and facilities for recreation. Buildings devoted to recreation, such as recreation centers,swimming pools,and other types of indoor sports activity can be in or adjacent to parks as well. The feasibility of acquiring land for parks in areas without parks that have become built up is difficult or impossible. Even if a suitable site is possible, the cost to purchase it becomes very expensive. Thus park land dedication requirements, park standards, and a parks plan are all important to have in place in order to implement a parks system. Before acquisition and development of specific park sites and facilities(whether by land dedication in lieu of cash payment through the development process,or by purchase),it is important to establish a framework for park development. Different types of parks fill different community needs. Each type of park serves a unique function,from provision of neighborhood facilities to specialized parks for a particular sport. To meet the growing recreational and open space needs of residents of Mead, three general types of parks are identified below: neighborhood parks, community parks, and regional parks. A general description of the purpose and use of each park type is provided, along with a listing of key location and design issues, as well as identification of typical facilities found in each. Other types of"parks" are also described at the end of this subsection. When reviewing the typical facilities list, it is important to note that not all parks will have all facilities listed. For example, not all community parks will have ball diamonds or a water feature. Facilities in a particular park should be based on the appropriateness of a facility to a particular site, and the need for facilities in a particular location. A stormwater detention or retention facility should never be counted as a park or towards a park dedication requirement, although it can be in or adjacent to a park, and may occasionally be used for recreation (such as a soccer field)where no permanent structure is placed inside it. A majority of each park should be high, dry, flat, and usable. No park needs to be completely flat, -44- -. I♦ �\ unless it is a specialized sports facility requiring such. Parks are intended to be owned and maintained by the Town in order to ensure that amenities are available to all residents and are properly taken care of Homeowners associations (HOAs) should not own and maintain parks because the survivability and reliability of HOAs is not guaranteed. Very small "pocket parks," also known as "vest pocket parks,"usually without any structures, and landscaped entrance features or islands in bulbs of cul-de-sacs should not be deemed public parks in any sense, and should not be owned or maintained by the Town for lack of sufficient public benefit relative to the costs involved. Usually "pocket parks" are scattered remnants of land left over from the subdivision platting process and street shaping, which may provide some "green space" relief to a few homes, but not a neighborhood benefit, let alone a community benefit, and I, should therefore be discouraged if the intent is to provide only them as an equivalent to the neighborhood park requirement. Nor should oil and gas well production facilities and their fall I. zones be credited toward park requirements. r.' Collectively, all the parks in the town are referred to as the park system. Sometimes it may be necessary or appropriate for the park system to be composed of both public and semi-public landscapes, where a public facility is located adjacent to private open space or private landscape ' features. Neighborhood Parks. Neighborhood parks provide residents with"close-to-home"open space and recreational facilities. They also focus on relatively low-intensity(traffic generating)activities and should have a passive component as well, because more intensive activities should gravitate to community parks. Neighborhood parks are the core of a local recreational facility program,and thus should be provided in each residential subdivision. The policy of the Town should be that land dedication for a neighborhood park is required and that cash in lieu of land dedication should be disallowed, unless there is a very good reason to accept cash in lieu of a park site. Ideally, all residents in dense neighborhoods (7,000 to 10,000 square foot lots) should have a park within 900 feet to a quarter mile of every home. In less dense neighborhoods, parks may have a service area of up to %2 mile. The size of each neighborhood park will vary with the size and population of the neighborhood served. The typical size for a neighborhood park is 1 to 3 acres, but may be as large as 10 to 12 I, acres. The locational issues involved include: 1. Neighborhood parks should be inside subdivisions and easily accessible by pedestrians. 2. For safety purposes, neighborhood parks should NOT be located on an arterial roadway. 3. Generally neighborhood parks should be centrally located within the subdivision and within 900 feet to a half-mile of all residents served by the park. 4. Such parks should have physical and visual access from a residential street on at least one side A5- re of the park. 5. Such parks would be appropriate adjacent to an elementary school. Typical facilities of a neighborhood park could include: 1. Children's playground (i.e.jungle gym, swingset, and so forth). 2. Picnic table spaces and/or shelters. 3. Shade structures. 4. Benches. 5. Trash containers, pet waste disposal bag dispensers, and similar items. 6. Open turf areas for informally-organized sports where conditions permit. 7. Small sports courts (such as basketball, tennis, sand volleyball, and in-line hockey courts). 8. Walking paths. 9. Trees and landscape improvements. Design issues for neighborhood parks include: 1. Facilities should not be lighted in order to preserve the residential nature of the area surrounding the park. However, security lighting should be included as appropriate for safety and to reduce vandalism. 2. Playground areas should be located away from roadways for child safety. 3. Landscaping should delineate use areas and provide shade near playground and picnic areas. 4. Existing trees should be preserved and enhanced. 5. Off-street parking should be provided in locations where adjacent on-street parking would be unsafe, or where sports fields will be actively used for practice of team sports. Community Parks. A community park provides facilities and open space for the entire municipality. This type of park serves as a community focal point, providing a site for special events, organized sports or larger-scale informal sports tournaments, and daily recreational enjoyment of many residents. Community parks are typically between 30 and 50 acres, although larger sites are common when associated with a nature preserve. Parks smaller than this size range, _ but usually larger than the size range of a neighborhood park,are also classified as community parks -46- -, when their function is to provide facilities to the entire community, not just to a specific ^' neighborhood or activity. For example, Mead Town Park, at 2.1 acres(and less than that if the fire station/Town Hall therein is excluded) is a community park as well as a neighborhood park. This term does not mean that there would be only one community park. Numerous community parks would be necessary, depending on the ultimate population. The ser vice radius of a community park should be 1 to 3 miles, and it provides amenities that are too large in scale or too disruptive to be located in a neighborhood park. An effort should be made to maintain a balance of no more than 40% active recreation area (sports fields) in a community park. The locational issues involved include: 1. Such parks should be easily accessible from all parts of the community,preferably on a collector street, and can be adjacent to an arterial roadway. They should not be inside subdivisions, but may be on the perimeter of them. 2. The site should be appropriate for the facilities outlined below without the need for major earthwork. 3. Some floodplain area may be adjacent to or associated with the park, but most of the site should be located outside the floodplain. 4. Such parks would be appropriate adjacent to a middle school and/or a high school. . •, Typical facilities of a community park could include: i, 1. Any of the features of a neighborhood park. r, 2. Larger sports fields, such as for baseball, softball, football, or soccer. 3. Open space for casual active play, such as softball, flag football, frisbee tossing, etc. 4. Skateboard parks. 5. Internal pedestrian trails/walking paths,jogging tracks, and bicycle trails or skating paths (or in some combination thereof). Skating would mean rollerskating, rollerblading, or in-line skating. There should be connections to the community-wide bicycle/pedestrian trail system. 6. Landscape improvements. Special botanical displays and/or gardens would be appropriate. 7. An area for staging of special events (open area and possible amphitheater). r 8. Gazebo. 9. Off-street parking. Ao- -47- r 10. Toboggan/sledding hill. 11. Swimming pool. 12. Public restrooms in high activity areas. 13. Multi-purpose courts for basketball/volleyball and other activities requiring a paved surface. 14. Water features and/or lake. 15. Passive open space and/or wooded areas. 16. Group picnic shelters. 17. Outdoor ice rink (a very shallow, highly visible basin that is flooded for ice skating in cold periods and for use of amphibians and toy boats in warm periods). Design issues for community parks include: I. Large sports fields should not generally be lighted, although small sports courts may be. However, security lighting should be included as appropriate for safety and to reduce vandalism. _. All lighting should be designed or shielded to be "night sky friendly" and prevent glare. 2. Playgrounds should be located away from roadways for child safety. 3. Landscaping should delineate use areas and provide shade near playground and picnic areas. 4. Site layout should take advantage of natural site characteristics to reduce construction costs and to preserve existing vegetation whenever possible. Regional Parks. A regional park provides facilities and open space for the entire community, although it is recognized that residents of other communities will use such a park indirectly or through participation in organized team sports. It is a site designed to accommodate large-scale formal sports and sport tournaments. Regional parks may be as large as 200 acres and will have a service radius of over 3 miles. They provide amenities that need to be easily accessed by a large population and should not be placed directly adjacent to residential neighborhoods because of traffic generation, night-time lighting, and other disruptions. There may be only one regional park in a municipality. A regional park may also have one-of-a-kind features or facilities associated with it. It may contain a recreational center. It could focus on a man-made or naturally occurring feature such as a lake, forest, or rock formation. It could focus on a site like an old farmstead or rock quarry, where existing structures may convert to adaptive reuse as exhibit buildings,show barns,museums,arenas, or other facilities. If the latter occurs, it may not be appropriate to also have large-scale athletic fields on the same site, or at least directly adjacent to these features. An effort should be made to -48- ' maintain a balance of no more than 40% active recreation area (sports fields) in a regional park. The locational issues involved include: .,' 1. Such parks should be accessible from all parts of the community via an arterial roadway, or at least no less than a major collector street, be visible from the street in question, and generally not be situated directly adjacent to a residential neighborhood. 2. A site may need to be regraded in order to accommodate the necessary recreational facilities. 3. A sports complex regional park should not be located adjacent to a nature preserve. 4. External bicycle trail connections should be provided. 5. Some floodplain area may be adjacent to or associated with the park,but most of the site should . be located outside the floodplain. Typical facilities of a regional park could include any of the features of a community park,although the focus would be on large sports fields that are lighted at night,with associated adequate off-street parking, public restrooms, concessionaire and other requisite accessory buildings, and the like. Design issues would be similar to those for community parks,although fixture design and placement of night-time lighting should be carefully controlled to be "night sky friendly" and avoid unnecessary glare or light pollution. Other "Parks." Examples of other types of parks, or facilities that include open space along with structures that could be deemed a form of park,whether they be public or private facilities,include: I) linear parks, which connect more than one park or open space parcel with a strip of parkland or open space, whether natural or man-made, usually providing a pedestrian/bicycle trail, and usually along a watercourse, also known as greenways; 2) circuit parks, which seek to create a continuous circuit or loop of parkland or open space parcels and greenways around the town, also known as greenbelts; 3) parkways, which are linear parks and park linkages with roadways integrated aesthetically and traveling the length of the parkway; 4) boulevards, which are streets with broad landscaped medians capable of accommodating pathways,roadway planting,and street furniture for passive activity such as strolling or sitting; 5) aquatic facilities, also known as water parks; 6) beaches; 7) major special-purpose sports complexes; 8) farmers' markets; and 9) golf courses. The above categories are assumed to involve only ownership and control by the Town. It should be recognized that there may be situations where very large parks are made available with involvement of more than one unit or level of government, such as Island Grove Park in Greeley, operated jointly by the City of Greeley and by Weld County as the county fairgrounds. State parks ' or extended regional trail systems are another example of parks or recreational facilities not owned or controlled by the Town,but still beneficial to it,such as the St. Vrain State Park and the St. Vrain Greenway, both located near Mead. Open Space. "Open space" is the term generally used to refer to certain community facilities that r^ n .• -49- are natural environments or feature recreational use of land in some fashion that cannot be properly classified under parks. Open space areas, however, while not specifically parks, do play an important role in fulfilling the goal of promoting a healthy relationship between people and the -- environment. Generally, "open space" is land that is intended for passive recreation, not for active recreation. "Passive recreation"means outdoor activities that create opportunities for independence, closeness to nature, and a high degree of interaction with the natural environment, and which require no buildings, facilities, organization, rules of play, or the installation of equipment, other than those which may be necessary to protect or enhance the natural environment. "Natural environments"are areas that generally cannot be developed,anyway,including floodplains,wetlands,steep slopes,and habitat areas for flora, fauna, or birdlife, but also areas with unique or desirable natural characteristics like woodlands or river bluffs that could be developed, but in the interests of tree preservation or view protection should not be. Equipment or facilities that may be installed in or at the edges of natural environments include trails, viewing platforms, interpretive signage, shade shelters,picnic areas,environmentally-designed restroom facilities,and other structures of minimal invasiveness,but not those that would induce active recreational uses. Access to fragile areas should be prohibited or very limited. However, "open space" can also be defined as land that is intentionally left free from future development, where it has been determined that it is, or may in the future be, within the public interest to acquire an interest in the land in order to ensure its protection from development. This allows,for example, for agricultural land to be continued to be used for farming or ranching. It also allows for the creation of"greenbelts" that provide buffers without development to help separate municipalities, also known as "urban shaping buffers." Greenbelts would likely include land that is otherwise developable, but may not necessarily consist of active agricultural land, either. Accordingly, a greenbelt can be accomplished in a variety of ways and may not consist of only "open space"as defined here. It could consist in different locations of such combinations as linear parks dedicated as land for such purposes as part of a subdivision approval, or of open space — acquisition in some fashion. Open space may be secured through purchase, donation, conservation easements, transfer of development rights (TDRs), or by other factors or means of withholding land from development. Unlike park systems, which have a variety of formulas in the recreation profession for how much acreage should be provided to service a given population, there is no recognized similar standard for open space. Open space is not necessarily as locationally-driven as park systems are. Therefore each community must devise its own projected open space acreage calculations and the funding needed in order to achieve its open space goals based upon such factors as the quantity and location of the existing natural environment,geographical,topographical,and boundary considerations,and a balance among lands for active versus passive recreation as well as those deliberately withheld from development. A related issue for open space is "water features." The most visible and largest water features are -50- lakes, which are generally irrigation reservoirs around the community, but can be natural waterbodies. These lakes are obviously deemed open space,but the issue of the physical ownership of the water is usually separate from the recreational rights on the water. Therefore a lake may not f� be able to be purchased or otherwise acquired as open space, but adjacent property could be, and which would then gain access to the recreational value of the water. The nature of the recreational .4. activity, if any, on the water would then dictate whether it is deemed more like a park or more as an enhancement to open space. Other waterbodies, such as ponds,may have been created for other reasons,such as gravel mining. A unique example of this would be the ponds created by the Town's former sand-filter open-pond potable water system. Another form of water feature,although problematical, are irrigation ditches that have been created over time to carry water to downstream agricultural users, and the associated undeveloped land strips that adjoin their typical prescriptive easements. Such ditches may be deemed "open space," even if they are not counted towards a developer's open space dedication requirements(and should not be). Ditches cannot generally be deemed"parks"because they should not be viewed as facilities that are appropriate for children to play on or next to. Yet the ditches are there, and are rarely abandoned. Thus a town should establish standards for proper uses along ditch areas such as pedestrian/bicycle trails or perhaps equestrian paths. Some ditch areas are unattractive, but can be dressed up with landscaping treatments and other creativity under such standards so that the ditches become attractive pedestrian linkages between the town's subdivisions, park facilities, and other activity generators. Finally, watercourses, such as creeks, are desirable open space corridors. T hey are usually floodplains and have adjoining wetlands, and can link multiple park and open space parcels. An example of a current watercourse being enhanced is the brook miming through Ames Park. Watercourses and their associated floodplain are a typical driving force for the creation of adjacent A golf courses, which is a form of developed open space, too. An open space plan should therefore take all these water feature issues into account. The Town's goal is to have an open space program that includes not only a greenbelt buffer around the community, but also open space parcels within the community as appropriate. An open space plan should include the following parameters: I. Criteria for determining the suitability of a parcel to be designated or acquired for open space. 2. Natural amenities considered on their own merits, regardless of location. 3. Convenience of access to open space by residents served when there are alternative choices available for open space. 4. Identification of the quantity and location of all known natural environments. 5. Links to open space in neighboring communities or to state parks. Open space plans of other r -51- r entities should be coordinated with. 6. Identification of support facilities for open space that would be appropriate. -- ^ 7. Design issues relative to access, fencing, or other"control" issues over open space. 8. Specific "greenbelt" planning. 9. The use and relationship of private and public open space. 10. Methods of open space acquisition or preservation, including, but not limited to, purchase, dedication, transfer of development rights, conservation easements, donation, intergovernmental transfers, farming leasebacks, and so forth. 11. Funding mechanisms. 12. Identification of parcels desirable to be acquired or preserved for open space. The Town currently has no open space plan,although it has anticipated the acquisition of open space in its impact fee system. An open space plan must be developed. C. Bicycle/Pedestrian Trails The Town's goal is to have a bicycle/pedestrian trail system. The Town currently has a limited bicycle/pedestrian trail system,and its trail plan is out-of-date in view of additional annexations and development approvals since the late 1990s. A bicycle/pedestrian trail system provides opportunities for recreation, exercise, and for transportation to key community facilities, such as parks and schools,as well as to key employment centers. They are also important to social development of children,who can walk or ride bicycles among subdivisions to visit friends. Trails offer an alternate mode of transportation to the motor vehicle to accomplish these goals. Through development of an extensive trail system, Mead can provide residents with safe pedestrian and bicycle access to community facilities, while reducing ^ dependency on the automobile as the only viable transportation option. While Americans will likely retain a strong orientation towards the automobile into the future, this plan recognizes that communities should endeavor to find means for pedestrian and bicycle traffic to co-exist with automobile traffic. Accordingly, a trail system can be thought of in three different, but interrelated --- aspects: as a community facility,as part of an integrated transportation network,and as a component of parks and open space. Most municipalities have been developed over time,long before the concept of trail systems became accepted and popular, and thus must develop plans to create trail systems that have elements that must be "retrofitted" into the existing built environment. Wherever possible, trails should be constructed in off-road locations. However, in some cases, it will be necessary to shift bicycle -52- traffic to "bike lanes" created on new streets or retrofitted onto existing streets when they are resurfaced or widened as appropriate, because of the difficulty of creating trail easements or dedications on previously-platted property. Pedestrian traffic of course cannot use bike lanes, so parallel provision of sidewalks adjacent to new or existing streets is necessary in order to address the needs of both pedestrians and bicyclists who use a trail system. It is recognized that there can be bicycle versus pedestrian conflicts on the same trail, but the Town obviates this with a "0, requirement for eight-foot wide trails. In order to address the issue that the Town should not design its transportation network only in terms of cars, it needs to do things to make the community more walkable and bikeable in a manner that addresses not only safety issues, but also aesthetic, accessibility, and viability issues. A reasonable network should be achieved, and all subdivisions should be connected to each other with trails, but it may not be possible to provide all existing neighborhoods with equal ease of access to a trail system. The Town has also previously entertained the concept of equestrian trails, generally within a given subdivision that has large lots where horses may be housed, but also potentially connecting adjoining subdivisions. The difficulty with attempting an all-encompassing trail system to include horse riding is that equestrian activity can come into conflict with pedestrians (joggers) and bicyclists,and generally trail construction materials are different for horses than for people(crushed stone versus concrete, for example). This issue must also be addressed in a trail plan. The Town desires to complete a circular trail system encompassing a majority of the community that follows along open space corridors (i.e. irrigation ditches, drainage draws, riversides, and so forth) as depicted on the land use map. The Town's construction standard for typical pedestrian/bicycle trails is an eight-foot wide concrete path. The following parameters should apply to a trail system for Mead: 1. Categorization of proposed trails into off-road and on-road alignments and segments. 2. Major north-south connections along section line roads. 3. Major east-west connections along section line roads and the Great Western Railway, including provision for connecting trails underneath or over Interstate 25. 4. Interconnectedness of subdivisions in addition to major north-south and east-west connections. 5. Links to existing or proposed trails in neighboring communities, state parks, and regional trails along the St. Vrain River. The Town's trail plans should be coordinated with trail plans of other entities in order to prevent conflicting plans and to achieve consistent construction standards. r 6. Convenience to residents served. 7. Consideration for employee commutes to employment centers. /' -53- r. 8. Identification of support facilities for trails, such as benches, drinking fountains, trail signs, and parking lots. 9. Design issues should include siting studies to ensure that trail locations are sensitive to the natural environment, being routed to maximize views of adjacent natural landscapes, avoid safety problems to the greatest extent possible, and similar geographical considerations. 10. Trails may be located to adjacent existing irrigation ditches, but plans should be coordinated with the relevant ditch companies. A trail plan can be adopted as a stand-alone document, as part of a transportation plan, or it can be adopted as part of a master parks plan. For purposes of the MCP, provision has been made for both separate trails and parks plans, but they should harmonize with each other. Trail planning would be repeated in the transportation plan as appropriate. The current trail plan must be updated in this regard. D. Public Works The generally accepted functions of a Public Works Department can be grouped into six main categories: 1) maintenance of streets, sidewalks, and rights-of-way; 2) utility operations; 3) maintenance of buildings and grounds;4)equipment operation and repair, and its associated supply administration; 5) parks and open space maintenance, including ancillary functions such as urban forestry (i.e. tree planting and care); and 6) minor construction projects. — The Town has created a Public Works Department and staffed it with employees to cover the above functions. It also employs independent contractors, such as a sewer treatment plant operator, but with whom the Public Works Department maintains a liaison. The department also works in cooperation with the Town's engineering consulting firm on issues of infrastructure, street maintenance, stormwater drainage, utility operations, and so forth. Relative to streets, sidewalks, and rights-of-way, the department maintains streets, does snowplowing and street sweeping, cleans out culverts and adjacent ditches, repairs curb-and-gutter and sidewalks as appropriate, does ditch mowing and treats vegetative growth adjacent to roads, maintains street and regulatory signage, and similar functions. Street resurfacing and rehabilitation beyond small scale patching are functions performed by outside firms as contracted by the Town from time to time for projects. Relative to utility operations, the Town provides sewer service as previously discussed, but the department also maintains a liaison to water districts that provide water service, and to sanitation districts that provide sewer service where the Town does not. The department maintains and repairs the buildings and grounds that the Town owns or controls, such as Town Hall (that portion not owned by the Mountain View F ire Protection District) and the -54- - ' r. Public Works garage(owned by and leased from the Colorado Department of Transportation). This includes all mechanical and structural work and exterior maintenance, parking lot and sidewalk snow removal, and similar functions. Interior cleaning services are handled by the administrative arm of the Town. The department is responsible for the maintenance and operation of all Town equipment and vehicles, almost all of which are devoted to Public Works functions, anyway. It also orders and handles parts and supply item procurement needed for such equipment and vehicles, as well as for buildings, unless such are handled by contracted services. PaN The department does all parks maintenance,including mowing,watering,litter pick-up,planting and landscaping, tree trimming and care, inspection of play structures, and so forth. Other ancillary Public Works functions include the management of annual spring and fall clean-up days, which is a service provided to residents to dispose of unwanted household items and debris 1\ at the Town's expense. Future growth and development will expand the scope and sophistication of work for the department. As the fac ilities, physical needs, and service demands of the Town grow, the department will also have to grow in terms of number of employees, facilities, vehicles and equipment, expenditures for contractual services, and other resources in order to provide adequate services to the community. Planning for growth as it relates to public works functions will take many forms. The current Public Works garage and grounds are very limited and the site is inappropriately located in the center of a residential neighborhood. A new site for a new public works facility will need to be acquired in an industrial area and such a building constructed with growth potential. The current site should be purchased from CDOT and revert to single-family detached residential uses consistent with the surroundings. This plan applies whether a private developer would purchase the site,or if the Town would purchase the site and then sell it to a developer. If the latter occurs, an election would be required in order to authorize the sale. eN �• Engineering functions relate to public works as well as to administrative,community planning, and development review processes. For example,engineering studies of the sewer system to project and plan for capacity,improvements, locations of facilities,capital costs,regulatory issues, Section 208 boundaries, and other related issues must be conducted from time to time. The Town must work in coordination and cooperation with water districts on similar studies and planning for the water system. De sign and field observation of street paving or repaving and stormwater drainage improvement projects are a responsibility of engineering that relate to public works issues as well. Various streets in the Town are as yet unpaved, or are partially paved. It is a goal of the Town not to have any more unpaved or half streets. Pavement management studies that address the age and condition of all the Town's streets,along with planning,funding,and implementation of an ongoing multi-year street paving and repair program, are all necessary in order to protect the Town's investment in public roadways. There should be a timetable for street paving and maintenance -55- r' work. Generally, services and employee levels must be addressed through general annual budgeting functions. However, other facilities or structures, purchase of equipment with a useful life of five years or more, vehicle acquisition, and infrastructure must be addressed through a comprehensive and ongoing capital improvements program and budget that takes a multi-year approach. E. Public Safety : The primary topic of this section is police protection, since fire protection and prevention services are provided by fire protection districts. The Town currently provides for police protection via a contract with the Weld County Sheriff's Department. The extent of the coverage is based on the number of hours of patrol time that are budgeted for annually. The Town's goal is to have a police department. The start-up of such a department, as well as its ongoing annual operating costs thereafter, will be an expensive proposition and require substantial planning. The current Town Hall cannot accommodate the addition of such a department, so a separate building or a substantial addition to the current building would likely be necessary. Perhaps it could be located in conjunction with a new public works garage. The services of a police consultant would be necessary in determining such issues as space needs, the number of personnel required to provide a given level services to meet desired policing standards (a decision itself that -� has to be made),exploration of an option to phase in a part-time to a full-time department or to share resources with the department of anothercommunity, dispatching and administrative Unctions, and projections of equipment, vehicles, staffing, and space for future growth needs, among numerous other considerations. The function of animal control, for example, currently done by the Code Enforcement Officer, could be transferred to a police department. Another aspect of public safety is emergency planning. The Town is participating in the Weld County Hazard Mitigation Plan, which will cover numerous aspects of emergency planning, such as evacuations, what to do to address various different natural or man-made disasters, and the like. The plan will also address emergency management operations, such as coordination between employees of different units of government (particularly fire protection districts), dispatching and communication, and equipment sharing/use. F. Administration The Town's administrative functions are not a department, but are divided among a variety of employees,independent contractors,and outside consultants. These functions include general office administration, utility billing, statutory Town Clerk duties, statutory Town Treasurer duties, accounting, legal services, engineering services, planning services, code enforcement, animal control, personnel, risk management, public relations, building permit processing and inspection -56- ,.� services,and similar functions,under the direct or indirect supervision of a Town Manager,who acts as a "Chief Operating Officer" and reports to the Town Board. Future growth and development will expand the scope and sophistication of work for the administrative arm of the Town. As the facilities,physical needs,and service demands of the Town grow, administrative functions will also have to grow in terms of number of employees, facilities, vehicles and equipment, expenditures for contractual services, and other resources in order to provide adequate services to the community. In addition, organizational structures will have to change. For example, a Finance Department (to do utility billing, accounting, treasury functions, purchasing, and perhaps information systems administration), a Community Development Department (managing planning, code enforcement, building inspections, engineering, and economic development functions), or other organizational arrangements may be created. The Town Hall has very little flexibility or space to add additional administrative employees. Its status as being part of a fire station makes space planning an uncertain exercise. If a Police Department is created, the space needs would become even more acute. The current site (unless more of Town Park is consumed), as well as any potential sites near the downtown district, cannot accommodate a Town Hall of the size that would likely be needed for the administration of the community,given the projected number of population that is already"on the books"(approximately 11,000 people based on current annexations). Nevertheless, it would be appropriate for a Town Hall to be located as centrally as possible within the community. In order to properly plan such a building, a programming exercise and space needs study done in conjunction with an architectural firm would be necessary first to determine what an adequate building such be before any kind of site selection work is done. S.\ G Advisory Boards, Commissions, and Committees In order to help assist the Town with policy formulation, service delivery, and administration of programs,the Town Board has permitted,or is required to create by statute,the formation of various advisory boards, commissions, and committees. A Planning Commission and a Board of Adjustments are required by State Statutes. They are recommending bodies that also can hold public hearings,with the final decision on land use regulation resting with the Town Board. Because they are officially created, they are subject to all requirements of the Open Meetings Act, public hearing regulations, and so forth. Generally, residents of or property owners in the Town should be eligible for appointment to advisory committees. By state law, some bodies must be composed only of residents. Other recommending bodies that currently exist,but are not formally created and thus may function with less structure, are a Recreation Committee (which also deals with parks and related matters), a Downtown Revitalization Committee,and an Open Space Committee. The Town Board can create other ad hoc committees from time to time. The specifics of how each committee is created and who is appointed to serve on such can be formalized by the Board as it deems appropriate. These committees meet on a relatively regular basis and help shoulder some of the workload of the Town -57- r r and of the Town Board. Staff liaisons are provided to each committee. The budgets for committee activities are controlled by the Town Board, and committees cannot spend money independently of — authorization by the Town Board or via the Town Manager. They also cannot take action that — commits the Town to expenditures, policies, or programs without the consent of the Town. H. Recreational Programs A service of the Town that was started in 2002 was a summer recreational program for children. ^_ In 2003 the Town expanded funding to provide recreational activities for seniors as well. A part- time seasonal employee, called a Recreational Coordinator, is hired to run a summer recreational program, including arts and crafts, sports, and field trips for elementary-age children. On occasion joint child-senior citizen activities are arranged. This program is run out of the Town Hall community room and in the adjacent Mead Town Park. The Recreation Committee provides a limited range of recreational events each year. Th ese currently include an Easter Egg Hunt for children,a Fishing Derby open to all ages,a Tree Lighting Ceremony with Carol Sing for all residents,and other events oriented towards youth in conjunction with other events, such as parades or bonfires. These are accomplished primarily through volunteer labor, and are targeted only to Mead residents. -- There are various volunteer organizations in Town with no official connection to the municipality, such as the Mead Youth Sports Association,B oy Scouts,Girl Scouts,4-H Clubs,and so forth,which provide various sports and recreational programming opportunities to children and youth. Because the Mead schools include children from other municipalities,most of these organizations serve both resident and non-resident youth. The Town has bought sponsorships for some of these activities. A separate non-profit volunteer organization,the Mead Community Days Committee,has for some 17 years annually conducted on a Saturday in September a community event called "Mead Community Day" which includes a parade, community pig roast, food and merchandise vendors, and games. The Town contributes funds towards this event. It is targeted only to Mead residents. The Mead Ponds are available for sport fishing by the public, since they are stocked annually with fish by the Colorado Department of Wildlife. It is the goal of the Town to continue to support and to expand recreational programs, as well as to build a recreational center,which could include such features as an indoor and/or outdoor swimming pool(s), gym, running track, racquetball courts, and so forth, and exterior sports facilities such as baseball fields, basketball courts, and tennis courts. The current program is constrained by a lack of facilities and of storage space for recreational equipment. The Town should a lso consider combining resources with school districts towards this goal if possible. " I. Senior Programs Sg_ ^. .- A service of the Town, which is partially funded by the Town in terms of direct cash expenditures, as well as by use of the facilities,is the senior program. Most of the funding for the senior program, however, comes from Weld County through its Health Department. In 2003 the Town added funding for senior recreational activities and field trips to its budget, which primarily subsidize, rather than completely pay for, senior activities. Participants are both residents and Mead-area residents. A pa rt-time year-around employee, called a Senior Coordinator, arranges senior i". recreational activities and field trips. Senior citizens have a weekly lunch at Town Hall, which often includes guest speakers, as well as seasonal features such as fall flu shots and periodic blood pressure screening by the Weld County Health Department,and so forth. Occasional field trips are arranged independently or in conjunction with senior programs in other communities. It is the goal of the Town to continue to support and to expand senior programs. Eventually the Town wants to build a Senior Center as a separate building, or perhaps a separate area devoted to senior activities, within a new Town Hall. That would allow more space to be available for activities, storage space for games and supplies, and so forth. J. Downtown Revitalization Because the Town has a downtown that is in need of revitalization,and which has its own particular set of needs and circumstances,the work that is done on this community issue is properly considered a program of the Town that should be individually discussed in the MCP, which would not otherwise need to be the case for general community-wide planning functions that are inherent throughout the plan. Working in conjunction with the Downtown Revitalization Committee, also known as DART .-. (Downtown Area Revitalization Team),the Town authorizes and supports community events. The Town has also conducted a visioning workshop preparatory to the commissioning of a downtown plan, prior to determining what type of economic development and funding mechanism should be employed to accomplish the revitalization. DART began a farmers'market and did a test-case start of a series of community festivals in 2004. It has been drafting a mission and vision statement for downtown, soliciting volunteers,and the like. These events would be targeted to residents and non- residents alike. The downtown is located primarily on Main Street, but encompasses other adjacent commercial areas of the original portion of the Town. Main Stree t is an unfinished stree t, having only been paved on the west side,and besides needing to be finished with curb-and-gutter and sidewalk on the east side,it should have streetscape improvements, such as decorative lighting, street furniture, and landscaping to be more attractive. K. Community Room Use -59- The Town Hall includes a community room with adjacent kitchen and restroom facilities. The mom and kitchen may be rented out to residents for private gatherings on a space-available basis, and is a popular community service. L. Tourism Uses C.R.S. 31-23-206-(5) requires all comprehensive plans to contain"a recreational and tourism uses element pursuant to which the municipality shall indicate how it intends to provide for the recreational and tourism needs of residents of the municipality and visitors to the municipality through delineated areas dedicated to, without limitation, hiking, mountain biking, rock climbing, skiing, cross-country skiing, rafting, fishing, boating, hunting, and shooting, or any other form of sports or other recreational activity, as applicable, and commercial facilities supporting such uses." Not all of the above-listed activities are applicable to Mead, generally by virtue of location or geography. The description and plans for recreational facilities (such as parks, bicycle/pedestrian -- trails, and so forth),recreational programs,and community events mentioned earlier in this Section V are deemed to satisfy the above statutory requirement. However, the Town recognizes that it would be potentially beneficial to have a specific tourism ^ plan, since it includes State Highway 66 within its borders, which has long been known as the "Gateway to Rocky Mountain National Park." As community and DART events grow, and more non-residents are drawn into activities in the Town, this component will grow. -60- Section VI. Transportation Plan A. Adoption of Separate Transportation Plan by Reference The Town's Transportation Plan is to be adopted as a separate document and will become part of the MCP by reference. This is permitted by C.R.S. 31-23-206-(2). The Transportation Plan will act as the "major street plan" contemplated by C.R.S. 31-23-213 and will contain the transportation elements itemized in C.R.S. 31-23-206-(1)(a). The major street plan is intended to plan for regional highways, such as I-25 and SH 66, arterial roads, such as section line roads, and primary (also known as major) collector streets between arterial roads,both within a community and outside its boundaries. It is also intended to provide for good intersection planning — for example, that street cuts line up with eah other appropriately, and for other related roadway needs and standards, such as street lighting, traffic control devices, pavement markings, safety devices, and the like. It is not intended to plan for all streets, such as minor collector streets, subdivision streets, service drives, and so forth. The major street plan also permits a mechanism to be developed for the acceptance and improvement (i.e. construction) of streets (C.R.S. 31-23-217), and for permission for the erection of buildings that need access to such streets (C.R.S. 31-23-218). It also permits the designation of corridors for future streets (C.R.S. 31-23-220) and provides how reservations of land for future � ^ corridors are to be compensated for(C.R.S. 31-23-221). The major street plan would encompass, at a minimum, roadways within a three-mile radius of the Town's c orporate limits as permitted by C.R.S. 31-23-212. However, the Transportation Plan and the major street plan are intended to encompass the entire Mead Area of Influence contained in the MCP. In order for the major street plan to be binding on Weld County, it must be approved by the County (C.R.S. 31-23-208). If approved by the County, it would have extraterritorial effect only within the three-mile radius of the Town's c orporate limits as permitted by C.R.S.31-23-212,and not the entire Mead Area of Influence. r If approved by the County, the major street plan would control only the major roadways being impacted, accessed, or improved by county (i.e. unincorporated) projects in the three-mile jurisdictional area. It would not control all street layouts within a county subdivision. r r r r n • -61- -62- Section VII. Land Uses A. Philosophy The Land Uses portion of the MCP provides a framework for public and private decisions about how particular sites should develop. The land uses itemized in this Section VII describe the current and recommended future land uses for all property within the Town's corporate limits and its planning area (MAI). These uses are then applied and delineated in Section VIII - Planning Areas. More specific discussions of future land use designations are provided in the separate planning area texts of Section VIII. \ The chosen land use classifications are designed to reinforce various goals of the MCP, support the desired community character, and carry out the Town's vision of providing its citizens with various living choices and services. The classifications include seven different types of residential densities, ranging from very low density to very high density. Other categories include parks, open space, public and school uses, neighborhood commercial, downtown, office, and general commercial development, industrial/business parks, historic, and agricultural land uses. Table III summarizes the proposed land use distribution(i.e. projected acreages of each type of land use). It must be noted that some categories in Table III necessarily list existing data, and thus the total acreage projections are clearly too low for them,because the ultimate acreages of such categories as parks, open space, schools, and municipal facilities cannot presently be calculated. Based on the land distribution of residential land use categories throughout the entire planning area as presented in Table III, the estimated potential ultimate population of the Town at build-out as given in Table I is estimated to be approximately 100,000. It must be emphasized that the population estimate is only an estimate, subject to the assumptions and methodology described in Table 1. The information in Table I is statutorily required to be calculated and included in a Comprehensive Plan (C.R.S. 31-23-206-(1)(j)). The designation of land use classifications may be considered a "Land Use Plan" for the sake of convenience in this MCP, although the MCP itself is clearly and deliberately more than a land use plan. First of all, it is not just a future land use plan, because it reflects current land uses, most of which are likely to continue. The Land Use Plan, then, is a long-range guide for determining the uses to which land should ultimately be put, rather than a direct, immediate indication of the appropriate zoning regulations to apply to a specific parcel of land. The Land Use Plan is intended to control and protect the character of the community,ensuring that municipal services and facilities will not be overburdened. The chosen mix of uses will help to establish a sound tax base and to make the community a vital, growing, and attractive place to live and work. Zoning regulates specific aspects of development, such as building bulk and footprints, in addition to regulating the location of certain land uses within a district. The Land Use Plan, on the other hand,is a very useful tool for helping to protect community character and the proper use of property, even if the zoning map does not exactly conform to the Land Use Plan. The Land Use Plan, likewise, is intended to give a sense of where various development types are appropriate, but not regulate the specific use of land. Therefore the land use designations below include discussion of -63- r r r locational criteria. As mentioned earlier in the MCP, the Land Use Plan is thus a guide that permits the establishment of more specific development regulations such as zoning. -. — The degree to which a zoning map will conform to a Land Use Plan depends on how finely-tuned the land use classifications are, in terms of dividing land uses into categories which conform to districts, and how often the zoning map is amended. Typically, a Land Use Plan is changed less frequently than a zoning map,because it is intended to encompass a longer timeframe and provide a more general guide to development. The Town contains many types of existing developments. The Land Use Plan is not designed to give each development its own classification, which would make such a plan too unwieldy, but rather to group various of them together as appropriate based on relatively similar or compatible characteristics. The various land use designations have been compiled for illustration together on one map for ease ^_ of reference, which is titled the Land Use Plan and Mead Area of Influence. The map depicts both existing and proposed future land uses. Each category is color-coded for ease of visual reference. Only some of the color choices are specifically referred to in the text below, such as obvious categories of green for parks and blue for water. Readers should refer to the map legend to note the color coding for the land use of interest to them. The text below is a general description and discussion of the intent of each land use designation employed in the MAI, and is not intended to be a comprehensive summary of such designations. As has been noted earlier, such designations would be "fleshed out" in greater detail in various implementation tools. More specific locational discussion of the various designations depicted in the Land Use Plan are contained within the text of each planning area included in Section VIII - -� Planning Areas. It should also be noted that the following descriptions of land use categories are generalized summaries only, and do not substitute for the considerable detail that would be applicable to each of them in the regulations contained in a Zoning Code. B. Land Use Categories i. Residential Residential land uses are those uses which are designated for domestic living by single persons, families, or group occupancies of various types, and in varying densities. There are four principal factors in the consideration of residential land uses and housing. They are as follows: Opportunity. Since Mead would like to afford housing opportunity to all socio-economic levels, the MCP and land use classifications should provide for a wide variety of residential densities and housing types. Young adults just out of school and starting jobs, or newly-married couples, may need to live in rental properties or single-family attached dwelling units until they can afford to buy ^ a single-family detached home. On the other end of the spectrum are families that are growing who seek "move-up" properties from smaller single-family homes to larger, more expensive single- family homes. -64- r. Choice. Housing choices are not only economically or income-driven; they are also lifestyle choices. Some singles or seniors may not want to own property and will look for rental housing. They may wish to stay in the community to be near family or friends even though they could afford to live in numerous places. Some active professionals who travel a great deal or have hobbies r\ outside the community, or seniors who are downsizing may not want to live in single-family detached neighborhoods and have to take care of yards or exterior building maintenance, and will thus seek out single-family attached housing where a homeowners association is responsible for such chores. Thus a full spectrum of housing types should be available as Mead continues to grow. Variety. Monotony in housing types is typical of suburbs all over the country, and the market is beginning to resist this. Many municipalities that have mostly tract subdivisions have tried to address this issue by enacting such regulations as anti-monotony ordinances, which prohibit a builder from constructing a home similar in exterior appearance and color scheme to another within a certain distance(unless the community was already upscale and required architectural control and custom design of all homes). Some communities began to require garages to be placed at the rear of the lot and to require front porches in order to re-introduce the "Main Street" or "Old Town" flavor of bygone years. Providing various housing densities and encouraging different housing types will increase the variety of housing stock available. es\ Location. There is already a variety of housing types available in Mead, which are located in r , several different areas, generally separated by as-yet undeveloped land. The challenge is to find some appropriate way of transitioning various residential densities, and thus housing types, that harmonize relatively well with existing development, recognizing of course that any development adjacent to an existing neighborhood is likely to generate considerable comment about just what an appropriate transition or harmony would be. This is particularly a problem in trying to devise land use classifications that would still help Mead retain a small-town feel. Radically different land densities adjacent to existing densities will be a problem. Thus locational criteria for residential land uses as discussed in this subsection are only one factor to consider in designating such land uses. There are certain circumstances wherein existing housing patterns and types of housing in a given location dictate maintenance of a certain level of density for undeveloped land adjacent to it. Sometimes an intervening road can serve as a change point for density, but often subdivisions end with lot lines adjacent to vacant land where there is no intervening physical feature. On other �• occasions, the continuation of a given street grid is desirable and density similar to what exists should follow the grid continuation. These areas include extensions of existing housing areas from the core of the community following existing street grid patterns, and newer areas near the core surrounding downtown uses that need walk-in market support. Thus higher densities should be near the core of the community, where the density is already high, and in other places where higher- density housing can buffer lower-density single-family housing from commercial or industrial uses. The concept of "feathering" is also important to discuss. This term traditionally means that transitions are made from higher densities to lower densities as one moves away from the center of the community, assuming that the core has the highest density. The difficulty with implementing this philosophy in Mead is that so many projects have been approved that are counter to feathering to existing neighborhoods,and because Interstate 25 acts as an artificial interruption of the generally �\ n �., -65- f\ laudable idea of feathering out to low density land uses on the Town's ultimate periphery. Accordingly, it is more appropriate to consider feathering on a smaller scale and with multiple repetitions, depending on where transitions need to be made. This means that an array of density changes should be provided between existing neighborhoods,as well as a repeat of patterns on both sides of the Interstate, taking into account where commercial development will likely be. Closely related to feathering is the concept of"infill." It is almost impossible for a community to — require development to occur sequentially in terms of geography. Gra dual expansion of a community with contiguous development is ideal, and makes the extension of services and infrastructure easier to accomplish, but it is rarely achievable. Properties do not come onto the market for development in sequential order. While it is not desirable for a community to have scattered,hopscotch development, it is inevitable that there will be projects proposed where vacant land lies between the new and the existing. Infill development occurs when such vacant properties are ultimately proposed for development. They face particular struggles in the development review process, because they are likely to have built-in opposition by neighbors who are used to having vacant property adjacent to them, and who will expect that construction will be disruptive. A good land use classification system anticipates the infill question by planning for what would ultimately be an appropriate transition between existing land uses, rather than letting the exigencies of the moment rule the process. The land use plan can still allow land use densities to be implemented in a variety of ways to further address transitional and infill issues. Within a defined area of land use designation, for example, a variety of zoning designations may be appropriate,including mixed-use developments,or planned unit developments (PUDs), wherein densities can be transferred around the parcel, or housing concentrated in one area with permanent common open space provided elsewhere, known as -- conservation subdivisions (as previously discussed), and so forth, all while the overall density remains within the land use designation's range. Finally, as in other public land use planning endeavors, the public sector typically provides -- opportunities for different types of residential land uses in a variety of locations. The private sector will do the actual work of providing the type of housing that is in demand at the time (unless a community creates a housing authority, for example). It must be remembered that in order for the ^ market to function properly, a comprehensive plan should provide for the widest possible variety of housing types in appropriate locations such that no constraint is placed on the availability of a variety of residential land uses at any given time. Otherwise, an artificial constraint on the market is introduced such that the market will not function properly. In other words,the private sector will build what is in demand and that for which financial institutions are willing to lend money. It should be noted that the Land Use Plan map and Table II, as well as the descriptions below, use the term"density"for residential development in its"gross density"sense,where acreage is divided mathematically to yield potential lot sizes, regardless of the proportion of a parcel that may be buildable, since every parcel is different. The MCP rec ognizes that certain parcels may have unbuildable areas, such as wetlands or floodplains. In addition, anywhere from 20 to 25% of a parcel will be consumed in right-of-way dedication for streets and the provision of stormwater management facilities. Such subtractions yield "net density," but such cannot be assumed in -66- advance for all possible parcels in this type of exercise. Accordingly,proposed developments will be evaluated as to the acceptable number of dwelling units which appear to be appropriate based on the land use designation categories in the MCP, the physical constraints of the property in question, and other relevant considerations. a. Very Low Density Residential This category means 0 to .4 dwelling units per acre, which yields lots that are 2.5 acres in size and greater. They may be thought of as large estate lots, or rural lots, generally suitable for custom homes. These are appropriate in: 1. Areas with limited, but still adequate utility and infrastructure system capacity, but perhaps not sewer service. 2. Areas with physical limitations, such as floodplains, wetlands, poor drainage, shrink-swell (i.e. ,.. expansive) soils, and so forth. 3. Areas distant from support services. 4. Areas fronting only on local access streets and usually away from arterials or county section line roads. b. Low Density Residential This category means .5 to 1 dwelling units per acre, which yields lots that are 1 acre to 2.4 acres in size. They may be thought of as estate lots, generally suitable for custom homes. These ar e appropriate in: 1. Areas with adequate utility and infrastructure system capacity, although perhaps sewer service would not be necessary for the larger end of this classification. 2. Areas where a significant geographical or physical feature could be preserved, such as a lake or large wetlands. 3. Areas with reasonable access to support services. 4. Areas fronting only on local access streets or having section line roads on one or more perimeters. '" c. Medium Low Density Residential This category means 1.1 to 2 dwelling units per acre, which yields lots that are 'h acre to 3/4 acre in size. They may be thought of as semi-custom estate lots, suitable for people who do not want tract housing but who are not in the market for custom homes. These are appropriate in: . -67- 1. Areas with adequate utility and infrastructure system capacity, serviced by municipal sewer. 2. Areas that could have a natural feature to work around,or an artificially-created feature, such as a golf course. 3. Areas with reasonable access to support services. 4. Areas fronting only on local access streets but with connection to section line roads on one or more sides of the subdivision. d. Medium Density Residential This category means 3 to 4 dwelling units per acre,which yields lots that are approximately 10,000 to 14,000 square feet in size. They maybe thought of as large suburban lots, suitable for higher-end tract housing or some semi-custom homes. These are appropriate in: 1. Areas with adequate utility and infrastructure system capacity. 2. Areas that have no particular distinguishing features. 3. Areas near to support services such as parks and recreational uses and schools. 4. Areas fronting on local access streets and central to the neighborhood with traffic generated not being required to go through less dense residential areas to gain access to the primary street system. e. Medium High Density Residential This category means 5 to 6 dwelling units per acre,which yields lots that are 7,000 to approximately 8,700 square feet in size. They may be thought of as conventional suburban lots, suitable for tract housing. These are appropriate in: I. Areas with adequate utility and infrastructure system capacity. 2. Areas that have no particular distinguishing features. 3. Areas near or including support services such as parks and recreational uses and schools, and near commercial areas. 4. Areas fronting on or having direct access to collector streets and central to the neighborhood with traffic generated not being required to go through less dense residential areas to gain access to the primary street system. -68- -� f. High Density Residential This category means 7 to 8 dwelling units per acre, which is designed for townhouse development or other types of acceptable attached or unique housing products, such as patio homes or "new urbanism" homes. These are appropriate in: r—. 1. Areas with adequate utility and infrastructure system capacity. 2. Areas that must serve as buffers between single-family detached residential areas and commercial areas. 3. Areas including, or being within walking distance of, support services, especially commercial areas. 4. Are as fronting on or having direct access to arterial streets with traffic generated not being required to go through less dense residential areas to gain access to the primary street system. g. Very High Density Residential This category means 9 to 14 dwelling units per acre, which is designed only for development of condominium and apartment complexes,not for infill or spot-zoned apartment buildings. These are appropriate in: r ^ 1. Areas with more than adequate utility and infrastructure system capacity to handle the intensity of land use. 2. Areas that must serve as buffers between single-family detached residential areas,or even single- family attached (townhouse) areas and commercial areas, arterial roads, industrial uses, or large- scale institutional land uses. 3. Are as where direct or adjacent access to support services such as parks and schools is not necessary, and where access to commercial support services is desirable but not essential. 4. Are as fronting on or having direct access to arterial streets with traffic generated not being required to go through less dense residential areas to gain access to the primary street system. ii. Parks s-, The Land Use Plan depicts all existing public parks as green and a "future parks" symbol in green to indicate the general park planning policy of the town. Parks exist within the zoning of a given subdivision and not do need a corresponding zoning district to accompany land use designations on a comprehensive plan. Their locational criteria is described in Section V. A.,, -69- r' iii. Open Space The Land Use Plan depicts all existing open space as light green. Future open space could occur in any area. Open space usually exists within the zoning of a given subdivision and does not need a corresponding zoning district to accompany land use designations on a comprehensive plan, although it is possible to create an open space zoning district if desired. Open space locational criteria is described in Section V. iv. Public Institutional Municipal and school properties that are existing or committed to are depicted on the Land Use Plan as light blue. Future school sites could occur in almost any area,but are not shown since school site planning is so variable. Elementary and middle school properties tend to be within or on the edge of subdivisions and are permitted uses within the residential zoning of them. High schools tend to be located on large tracts that may be near residential and commercial areas. Municipal properties tend to be permitted uses in any zoning district. They do not need a corresponding zoning district to accompany land use designations on a comprehensive plan,although it is possible and somewhat more common to create a public institutional zoning district if desired. v. Commercial ^ — One of the common characteristics of how any full-service community develops over time is that it is, or becomes, central to a market area with access to some form of transportation route. Such communities are trade-oriented and depend on a certain number of potential customers for their success. Those customers are either residents, or people living outside the community who come there because of transportation access and what the market offers them. As the number of customers grows, more trade opportunities will be established. Commercial land uses are those in which a product or service is provided directly to a customer. Different types of goods and services are made available at locations most suited to their market. ., For example, a franchised fast-food restaurant would typically locate near the interstate or along an arterial road. Law offices,sit-down restaurants,and specialty shops would be found in a downtown, but each of them could potentially be in another setting as well. It is therefore important to provide land use classifications which differentiate among commercial use types to ensure that each is capable of attaining strength in its own right without having to constantly compete with overlapping uses. Commercial areas or parcels that are at major entryways into or corridors in the Town will set the tone for the community and thus must be treated accordingly in terms of permitted land uses, building appearance, signage, landscaping, and other regulations. -70- AO'\ a. Neighborhood or Village Commercial The neighborhood commercial category is intended to allow for the location of shops, services, and small workplaces in a pedestrian-oriented setting, central to a neighborhood or neighborhoods and within walking distance of dwelling units, although usually accessed by automobile. The types of businesses that would locate in such areas would be oriented towards convenience goods and services,such as dry cleaners,convenience item stores,pizza parlors,perhaps a child daycare center, and the like. It would be located at an intersection of collector streets in a primarily residential area. The shopping area may consist of a building divided into several tenant spaces, or if it consists of several free-standing buildings clustered in a planned development, each occupied by only one or two businesses, it could be termed "village commercial." The MCP hereby recognizes that there should be neighborhood commercial sites, but does not attempt to depict in advance what corners they should be located on by particular designation on the Land Use Plan Map. Such uses would be reviewed in terms of particular circumstances at the time that a potentially suitable development site applies for review and approval by the Town. Locational criteria for neighborhood or village commercial areas would include: 1. Parcels generally of 3 to 5 acres in size. 2. Located on a major collector street serving surrounding residential areas. 3. Typically supported by a population of 3,000 and up. 4. Areas with adequate utility and infrastructure system capacity. 5. Sites suitable for single-story buildings if neighborhood commercial and no more than two stories ., if village commercial. 6. Serves a relatively limited geographical area with convenience of proximity in mind. b. Downtown Commercial r The downtown commercial category is intended to allow for similar-scale uses to those of the neighborhood commercial category, except that this category may also include medium to high- , density upper floor dwelling units or office space, which help support the retail community. A downtown also tends to have unique specialty retailing and services. It would also have small office buildings, financial institutions, restaurants, and other similar uses designed for access by both automobile and more intense pedestrian activity than what would be expected in neighborhood commercial areas. Locational criteria for downtown commercial areas would include: 1. Located in the core area of the town. ,- r' -71- i. 2. Intended to serve primarily the local market,although unique"destination"retail shops attracting people from outside the community are possible. 3. Not dependent upon high traffic counts and volume. 4. Pedestrian oriented. 5. Are in a grouping of buildings with pedestrian facilities and convenient nearby vehicular parking. 6. Areas with adequate utility and infrastructure system capacity. c. General Commercial The general commercial category is intended to provide for large-scale,automobile-traffic intensive retail and service uses that want and need to locate upon a major collector street or arterial, either as stand-alone buildings or in shopping centers, or adjacent to such centers on outlots in front or in -- secondary locations behind the centers. Fast-food or sit-down restaurants, banks, and automobile service stations are examples of businesses that would be located on outlots in front of shopping centers. G rocery, department, and general-merchandise stores are examples of large-scale businesses that would occupy free-standing buildings or be anchor tenants in a shopping center. This category is also often referred to in comprehensive plans as "highway commercial." Locational criteria for general commercial areas would include: 1. Located with direct access to at least arterial roads and easy access to interstate or state highways. 2. Serves a regional or interstate market in addition to a community-wide market. 3. Dependent upon both high traffic counts and volume. 4. Primarily intended to serve the automobile-oriented market. 5. Typically featuring free-standing buildings oriented towards the street, or large, well-designed integrated multi-tenant buildings, with anchor stores and subordinate stores. 6. Areas with adequate utility and infrastructure system capacity. ^ d. Offices The office category is intended to provide for areas where retail is not appropriate due to its seven- day-a-week activity character, but where commercial activity is still appropriate due to other locational factors. Office buildings are reasonable buffers to residential areas,because they tend not to generate traffic in the evenings/nights and on weekends when people are otherwise mostly home. Offices can be small-scale, designed for individual tenants or small practices such as lawyers, accountants, insurance agents, real estate brokers, medical and dental offices, and consultants, or -72- they can be large-scale and designed to house employees of corporate, regional, or back-office processing offices of a firm. Locational criteria for office uses would include: 1. Areas where a buffer between more intensive commercial or retail uses and residential uses. 2. Areas with good access to major collector streets or arterial roads. 3. Areas appropriate for commercial development but which are secondary sites for retail uses. 4. Areas with adequate utility and infrastructure system capacity. e. Business Parks The business park category is intended to provide for areas where both general business uses listed above (primarily retailers), as well as offices, institutions, and certain "clean" operations (such as distribution centers, R&D laboratories, assembly facilities, and publishing plants, but not manufacturing operations) may be located on the same parcel, which would generally be large in acreage and developed under a mixed-use planned development so that the various uses could co- exist. Ancillary uses that would be also suitable would include hotels and restaurants. Such planned developments would have high standards, including strictly-enforced covenants, architectural design,signage, lighting,and landscaping control,site plan reviews for every use,and the like. This type of area would be for companies wanting a controlled environment that they can be comfortable about being in, and where the surrounding businesses will harmonize with them in terms of use and appearance, because there is a predictable process of approval. This type of use is likely to attract companies that have a high-profile reputation, usually wish to construct buildings with distinctive architecture, and which can pay relatively high rents or land prices. The uses that would be permitted to be in such a park would be carefully scrutinized. The following locational criteria should be considered when locating business park land uses: 1. Large, relatively flat parcels of land, although rolling land is workable. 2. Direct access to major arterial roads, or near to state or interstate highways without passing through less intensive land uses. �.. 3. Proximity to other similar uses. 4. Compatibility with other nearby uses. 5. Ability to separate retail, service, and office uses from "clean" operations by roads, bridges, waterbodies or open space, or similar features, and not just at lot lines. 6. Areas with adequate utility and infrastructure system capacity. ... -73- 7. Ideally planned under a single ownership, or controlled by a property owners association, either of which would be responsible for maintenance of common elements and enforcement of covenants, architectural review processes, and the like. vi. Industrial The term"industrial"as used in the MCP generally means businesses that manufacture something. However, there are other types of uses like warehousing that are often deemed in comprehensive plans to be industrial (or at least quasi-industrial) in nature. The MCP chooses to instead call them "clean operations." Most communities want to have some form of industrial base for jobs, in addition to jobs provided by the retail and the service sectors. While the MCP recognizes only a general category of"industrial" on its Land Use Plan, it should be noted that there are typically two or three levels of this type of land use in a comprehensive plan. The reason for gradations in industrial land uses is to provide for a variety of manufacturing opportunities to be attracted to and retained in the community. Industrial firms grow like other -, businesses,and consider"move-up"opportunities for larger operations in their locational decisions. Accordingly, the following distinctions should be kept in mind: a. Light Industrial A light industrial category is intended to provide for areas where light (i.e. small-scale) manufacturing or product processing may occur, as well as businesses that are not manufacturing anything, but specializing in activities like indoor and/or outdoor storage, vehicle repair services, technological equipment or switching centers, and the like. Traffic generation would be expected to be light for such uses. A utility substation would be an example of a non-manufacturing use with very light traffic, yet its visual appearance would mandate it being located in a light or general industrial area. It is recognized that there is usually a front office component, and sometimes a warehousing operation, to such light industrial operations as well. ^1/4.b. General Industrial A general industrial category is intended to provide for areas where substantial manufacturing or product processing occurs,where raw materials are brought to the site in bulk,and where the output of finished product is large or numerous. It is recognized that there is usually a front office component, and sometimes a warehousing operation, to such general industrial operations as well. The Town,how ever,does not intend to recognize all types of industrial activity,as certain industrial uses that are very intensive (also known as "heavy") may generate considerable waste, noise, or odor, or create other objectionable factors. Examples of unacceptable industries include feedlots, rendering plants, asphalt plants, oil refineries, and the like. Industrial parks can range from "Plain-Jane" areas with relatively few controls that are somewhat out of view, which have lower rents and appeal to small or start-up firms, to intermediate or conventional industrial parks that have some appearance controls, are more visible, have a wider variety of building types and sizes, and which are more expensive, thus appealing to larger firms. -74- A-. The following locational criteria should be considered when locating industrial land uses: 1. Large, relatively flat parcels of land. 2. Direct access to major arterial roads, or near to state or interstate highways without passing through less intensive land uses. �. 3. Proximity to other similar uses. ^' 4. Compatibility with other nearby uses. r. 5. Ability to separate industrial uses from non-industrial uses by roads. bridges, railroad tracks, waterbodies or open space, or similar features, and not just at lot lines. 6. Areas with adequate utility and infrastructure system capacity. ea, _ 7. Ideally planned under a single ownership,or controlled by a property owners association, either of which would be responsible for maintenance of common elements and enforcement of covenants, architectural review processes, and the like. vii. Agricultural +\ ^ It is conceivable that a landowner may wish to annex property into Mead that would be zoned agricultural. An agricultural land use designation should not appear on a land use plan as a"holding pattern"for future development, however, because the plan is intended to depict ultimate land use. Accordingly, it is possible that some land may be zoned as agricultural that is intended to be kept in that state in the long-run, and the Town's zoning code should provide for agricultural zoning. Generally,then,most municipalities do not provide for an agricultural future land use,because they assume that ultimately land will be developed in some fashion. If this concept were applied, however, to an open space program that included a component of agricultural preservation, either as an open space designation or as an agricultural designation on a land use plan, it would be depicted after the land in question was in fact reserved for agriculture. This MCP assumes that some land in its planning area may remain in agricultural production for a considerable period of time,but does not calculate exactly where or how much of it may be so. i Locational criteria for agricultural uses would include: 1. Areas on the perimeter of the community or its planned boundaries. .r. 2. Ar eas where site conditions lend themselves better to agricultural (farming or ranching) .. operations than to development. 3. Are as may be adjacent to residential neighborhoods, as long as "right to farm" issues are understood, since agricultural uses usually pre-date suburban or exurban development. i -75- 4. Areas not needing ready access to highways, arterials, or major collector streets. 5. Areas without, or not in need of, adequate utility and infrastructure system capacity. Historic This category is provided to indicate that there maybe areas where there is property that may or may not include a building or group of buildings that are of a certain age or style that makes them relatively unique to their period, or where a significant event occurred,or where there is association with a person who became famous, or some other factor(s) of importance. The overall term used to describe such parameters is "historic," and there are many definitions of"historic." Locational criteria do not fit here in the same sense as they do for other land use planning, because location is inherent in the consideration of historic sites. In addition,historic preservation has many facets,ranging from absolute preservation,including restorations of property to their original states, to conservation,to re-creations,to adaptive re-use. A thorough discussion of these facets is beyond — the scope of the MCP. The Highlandlake area, including homes and the Highlandlake Cemetery, would be appropriate examples to cite that are locations that should be depicted as a historic land use designation in the MCP. Such a designation does not mean that an Historic District is formally created,which would be done either through zoning or some form of landmark status designation. /1 -76- Section VIII. Planning Areas A. Introduction In order to provide a more detailed evaluation of existing and future land uses throughout the Town and its planning area(MAI),the MAI has been divided into nine smaller"planning areas."(See map in Map Section giving an overall depiction of the nine areas). The planning areas are designed to include neighborhoods or parcels of land which have common issues, physical characteristics, and development potential which must be addressed. The boundaries of the planning areas are generally formed by major roadways, existing or proposed corporate limits, or other borders that have an ^S historical or geographical basis. The size of each planning area thus varies based upon the location of the appropriate boundaries or the nature of the planning issues involved. Separate enlarged maps of each planning area also accompany the text. For each planning area, issues of critical concern are addressed and development opportunities are identified. A recommendation is provided as to where to focus short-term as well as long-term planning efforts in each area. The issues addressed in each planning area include the following: Existing Land Use. This includes a description of existing conditions and characteristics of the natural and the built environment. Transportation. This includes a description of the existing roadway network and recommendations for future vehicular, bicycle, and pedestrian improvements. r� ,^ Parks, Open Space, and Environment. This includes a description of existing and potential environmental amenities and recommendations for future open space(used here in its general sense for both parks and open space) opportunities, as well as the conservation of environmentally sensitive features. It is assumed in the MCP that neighborhoods will have parks, and thus conceptual locations for all possible park sites are not illustrated here. The MCP indicates by the use of a"future park"symbol on planning area maps that it intends for there to be multiple neighborhood and community parks in all residential sections of the community except for very low density and agricultural areas. This symbol is included as a general reminder of this policy, and not as a specific indicator of location, number, or size of park(s) in any given area. The MCP depicts only existing open space areas, except where future open space is expected to occur along watercourses or adjacent to waterbodies. Future open space could occur in any planning area, subject to an open space plan. Although it is possible that bicycle/pedestrian trails could be in open space corridors, the open space designation in such corridors does NOT necessarily depict or mean a trail system. Public Facilities. This includes a description of the existing utilities and public facilities available to the area and recommendations for future improvements that may be required to support future development. ,• -77- Future Land Use. This includes identification of appropriate future land uses and development patterns. Focus. This includes recommendations for the focus of both short-term and long-term planning efforts. It should be noted that the text for each planning area highlights only the most important issues that are applicable to that planning area, and thus the text should not be considered a comprehensive _ discussion of all planning issues. It is expected that there would be other issues that would be identified during annexation,platting,engineering,site plan,or other types of development reviews. Various assumptions apply to the mapping techniques that were used to produce the planning area —. maps. Owing to the large volume of services,issues,facilities,and goals of the Town that have been identified in the text of the MCP, it is impossible to depict all of them on maps without the maps becoming inordinately complicated. Accordingly, readers should note the following: 1. FP symbols, meaning Future Parks, are shown in all undeveloped areas of the planning area except, as noted above, for parcels designated for very low density residential development or agricultural use. This symbol is not location, number, or size specific,but merely indicates that the Town expects to have a comprehensive park system in the future available to virtually all neighborhoods. 2. Only existing and committed school sites are shown; future school sites are assumed but not shown. 3. Future open space could occur in any area,as noted above,but only existing open space is shown, except that open space is expected to occur along watercourses or adjacent to waterbodies. 4. Stormwater management facilities are not shown, but are assumed with all land uses except ^ agricultural parcels and open space. 5. Striped areas indicate that the area could become one or the other of the depicted land use categories, or a combination of the two. For the latter, no advance proportioning is assumed. 6. Land uses are not necessarily parcel specific, but show general vicinities. Land use or density changes may occur at lot lines or at streets/roads. Dimensions of land uses are not absolute and are shown as general indications of locations only. 7. All section lines are shown for boundary identification purposes. However, roads may not exist on all portions of section lines. 8. Lot layouts are shown only for final-platted subdivisions. 9. Unincorporated developments or subdivisions are not named. -78- -. /1 �� B. Planning Area 1 /1 r Description 00-1/4 Planning Area 1 consists of the proposed central business district of Mead, including its original "downtown" on Main Street (formerly Fourth Street) and adjacent business blocks. It is bounded by the buildings and lots on the west side of Main Street to the alley between Main Street and Fifth Street, extending north from Welker Avenue (WCR 34) to Martin Avenue, then east on Martin Avenue to Third Street(WCR 7),then south on Third Street to Welker Avenue,t hen west on Welker Avenue to the point of beginning, as well as the buildings and lots on the east side of Third Street to the alley between Third Street and Second Street, extending from Welker Ave nue to Fairbairn Avenue. Commercial development south of Welker Avenue adjacent to this planning area may also be .. considered a part of, or will directly relate to, the central business district, and will be discussed in other planning areas. Planning Area 1 consists of approximately 19.5 acres. Existing Land Use The planning area is characterized by the original 1906 platting of the Town adjacent to two County section line roads (WCR 34 and WCR 7), as bisected by the tracks of the Great Western Railway. It is mostly developed. Most lots have buildings upon them. Some lots or partial lots are vacant because some homes or buildings were situated on combined lots, since the original lots (25 feet wide by 140 feet deep) are individually very narrow. es. The west side of Third Street is characterized by the retail/industrial operation of the American Pride Co-op and by a presently unused "bean factory," originally a grain elevator that was later used for storing, cleaning, and bagging dry beans (thus the name), then further expanded with industrial storage building wings. The east side of Third Street has four homes, as well as the presently unused Mead Inn building at the northeast corner of Third Street and Welker Avenue,which is a commercial property. The MCP anticipates that the homes or their lots would be converted to business uses due to their frontage on Third Street. Main Street is characterized by a partial downtown with a few interspersed residential dwellings(it never completely filled in as a traditional downtown with all commercial buildings) and a few /-, vacant lots. At the southeast corner of Main Street and Martin Avenue,a 5-unit townhouse complex was constructed in 1997. This is presently the only single-family attached residential housing in Mead. The downtown is badly deteriorated and is in need of revitalization. Some buildings are in poor condition and will ultimately fail structurally and have to be demolished. r -79- r- Transportation '^ The planning area contains a traditional rectangular block pattern with a parallel and perpendicular street grid. The transportation network in the planning area is established and is not projected to be changed, which includes the street network and the railroad. WCR 34 and WCR 7 are the major streets in or adjacent to the planning area. WCR 34 may have to be widened, and the intersection of WCR 34 and WCR 7 may also have to be widened and turn lanes added,pursuant to the Town's Transportation Plan. Due to the angle at which the railroad bisects the area, the east-west street grid is interrupted at Dillingham Avenue and Fairbairn Avenue, which do not go through easterly from Main Street to Third Street. Due to reasonably adequate alternate access points, it is not likely that these two street connections would need to be made although this issue should be looked a if there is aiy proposed redevelopment of existing land uses in the area. Main Street is only a half street at this time, and must be finished. It will require storm drainage facilities as part of the design. A s part of a downtown revitalization plan, Main Street may be reconstructed so as to provide wider sidewalks, decorative sidewalk treatments and crosswalks, potentially necked intersections or other traffic calming devices, and street furniture, including planters, benches, and decorative lighting. The railroad represents an unknown at this time. Not in regular use, the line has three major alternative futures: 1)it could be revitalized in the future with freight traffic depending on industrial -. development to the north and/or south of Mead; 2) it could become part of a regional transit system for passenger traffic; or 3)it could be abandoned and be converted into a regional bicycle/pedestrian trail. The first two alternatives would present planning challenges for the central business district in order to deal with the impact of a re-activated line. Parks, Open Space, and Environment There are no parks or open space in this planning area, nor does this plan anticipate the creation of such. A Town Park is,however, immediately adjacent in another planning area. This planning area, then, is intended to be built up with closely adjacent commercial land uses. Public Facilities The planning area is fully served by a potable water system and a municipal sewer system. Because it was constructed prior to existing standards for storm drainage,there are no stormwater detention ponds, and thus storm drainage is carried by a system of roadside ditches and culverts downstream to North Creek, lying to the northeast of the planning area. The sewer main lying under Fairbairn Avenue must be replaced. Otherwise, any future construction in the planning area can be accommodated by the existing public facilities. -80- -� Future Land Use The MCP designates that the planning area will continue to be commercial in nature. It is anticipated that downtown vacancies will be filled in with and existing uses converted into retail/office buildings in coming years. Such buildings may be as narrow as a single lot(i.e.25 feet wide),which is an acceptable commercial width in a central business district. Some buildings may be rehabilitated and restored,and some may be demolished and replaced with suitable replacements. The Co-op and the bean factory building are expected to be replaced with commercial buildings, so that there will no longer be industrial uses in the central business district. The acceptable zoning uses in the district,as well as the permitted bulk and scale of the buildings,would need to be defined in a new Zoning Code. The nature and style of the commercial buildings will need to be defined more specifically in a downtown plan. It is possible that land values will rise sufficiently such that the existing purely residential dwellings in the planning area will be replaced with commercial buildings. Presently the j uxtaposition of single-family residential and commercial structures creates land use conflicts. A central business district with multi-story mixed-use buildings where retail and office uses are on the ground floor and apartments or condominiums are on the upper floor(s), as is traditional in downtowns, is also envisioned by this MCP. Focus The short-term focus for the planning area should be on the prevention of any additional deterioration to the central business district or non-approval of any developments, buildings, structures, or land use changes that would be detrimental to a central business district. The long-term focus for the planning area should be a downtown revitalization plan that encompasses the various strategies and steps outlined in the Downtown Visioning Workshop Report dated April 15, 2004. �' .. v-.' ., -81- .. 1 da, -82- �. �1 L C. Planning Area 2 r Description Planning Area 2 is bounded by Welker Avenue (WCR 34) on the south, Interstate 25 on the east, WCR 40 (or its extrapolated line)on the north,and WCR 7 on the west(also known as Third Street along the five original blocks of the Town as platted in 1906), except for a small portion that is placed and described in Planning Area 1. Planning Area 2 consists of approximately 1,826.3 acres (note that 2.4 acres were"carved out" of the rectangle applicable here in order to be placed in Planning Area 1). Existing Land Use .. The planning area is characterized by a wide variety of developments, including a portion of the original 1906 platting of the Town on First and Second Streets, as well as subdivisions and annexations in Mead that were approved later, plus unincorporated subdivisions and undeveloped land. There is a small amount of existing industrial development adjacent to Third Street and the Great We stern Railway tracks. The Town's current subdivisions in the planning area are Margil Farms, Lake Hollow Estates,Vale View, Feather Ridge Estates, Coyote Run, and Prairie Hill Estates. The Highland Estates subdivision is unincorporated, and there are various large-lot unincorporated parcels along WCR 7 and WCR 36. The various subdivisions and phases within them all have different densities. Transportation The planning area contains a square grid of east-west county section line roads at WCR 34, WCR 36, and WCR 38, plus the north-south WCR 7. The plan does not anticipate the construction of WCR 40, which presently does not exist, and which extrapolated line would be expected to be the boundary between the Town of Mead and the Town of Berthoud. WCR 34 is the exit from 1-25 into Mead and is a full interchange. WCR 36 is cut off by the interstate, but WCR 38 crosses over the interstate with a bridge and connects to a frontage road on the east side of the interstate. This plan assumes that WCR 38 would become a full interchange on 1-25 in the future because of the commercial zoning adjacent to WCR 38 and I-25 in the Margil Farms Subdivision. It also assumes that when I-25 is widened,a bridge will be provided for WCR 36 to be continued easterly under the interstate. The transportation network includes subdivision street networks and the railroad, which traverses the southern third of the planning area. The future possible uses of the railroad are discussed in Planning Area 1. However, the railroad is a barrier to north-south movement in the planning area, which ideally should have a major collector street in that direction. (Generally speaking, major e -83- �\ collector streets should be provided every half mile, both east-west and north-south.) It is difficult to obtain approval from the State of Colorado Public Utilities Commission for at-grade railroad crossings for new streets, so a full north-south collector street in this planning area may not be possible. A means of mitigating this problem would be to require all future subdivisions in this planning area to have interconnected streets, particularly south of WCR 36, which would be even more necessary if WCR 36 is not extended east of 1-25 when the interstate is widened. To this end, street stubs have been provided in the Feather Ridge Estates (westerly) and Coyote Run (westerly and easterly) subdivisions. WCR 34 may have to be widened from 1-25 to WCR 7, and WCR 38 may have to be widened adjacent to commercial development. Intersectional improvements at WCR 34, WCR 36, and WCR 38 with WCR 7 may also be necessary, pursuant to the Town's Transportation Plan. A major north-south collector street, connecting to the street network in Berthoud to the north, should be provided in the Margil Farms Subdivision and in the unincorporated parcel at the southwest corner of 1-25 and WCR 40 (extrapolated line). Due to the layout of subdivisions already previously approved, no major east-west collector streets are possible in this planning area. The section line roads will have to act in this role. Parks, Open Space, and Environment There is a variety of parks and open space in the existing subdivisions in the planning area. Some open space ispublic and some isprivate. The open space is largely driven by flood plains,drainage P P P P g Y P g draws,and water bodies in various parcels. The land slopes generally downward from north to south and west to east, draining into the North Creek watershed. Much of the North Creek drainage way will become open space when the Prairie Hills Estates subdivision is built out. Additional parkland and open space should be provided in future subdivisions when they are approved. At a minimum, each subdivision should have a neighborhood park. The area adjacent to irrigation ditches,including tree preservation, should also be treated as open space. A large community park, Ames Park, is located at the northeast corner of Welker Avenue and First Street,and is being constructed in phases _ according to a master plan. No additional community or regional parks are envisioned in this planning area. Public Facilities The planning area is fully served by a potable water system and is or can be fully served by a municipal sewer system, although not all existing subdivisions use the sewer system. The Town's sewer treatment plant lies northeast of the intersection of First Street and Fairbairn Avenue,and can be expanded in the short term to service most development in this planning area. However, in the long term, in order to accommodate additional growth, a new wastewater treatment plant must be constructed that would ideally be located farther downstream,east of I-25,at which point the current plant would be abandoned and the current collection system connected to the new plant. The amount of sewer treatment capacity, and thus the amount of development that can be approved, is dependent on both capacity studies and on whatever Federal regulations for water quality of effluent -84- may be in the future. Stormwater mana gement varies by subdivision; most have stormwater detention ponds, and drainage is carried to North Creek. Otherwise, any future construction in the planning area can be accommodated by the existing public facilities. Future Land Use A The MCP designates that the planning area will follow largely the land uses already granted in existing annexations. This includes residential densities granted for various subdivisions that are not yet platted, and commercial land uses west of I-25 adjacent to WCR 38 as well as at the northwest corner of I-25 and Welker Avenue. Other unincorporated parcels would fill in with land uses as designated on the map. The plan anticipates that the existing industrial uses along the east side of Third Street will be converted to office or office/research facilities (i.e. elimination of tank farms and manufacturing buildings), and that office uses will be designated between the Feather Ridge Subdivision and the railroad tracks. A self-storage facility and a small parcel of high-density residential land use has previously been approved in the Prairie Hills Estates Subdivision north of the current terminus of First Street. However, it is possible that the high-density residential parcel may become impractical to develop in that fashion, particularly in view of the planned future ` abandonment and re development of the a djacent Mead sew er treatment plant site. The Me ad interchange and bridge at Exit 245 will likely be rebuilt and expanded when I-25 is widened, and thus consume somewhat more land than it presently does. P-\ Focus PIN The short-term focus for the planning area should be on the implementation of already-approved plans consistent with good planning and engineering principles, and the prevention of any intensification of inappropriate uses. es The long-term focus for the planning area should be on approval of plans for unincorporated parcels that are proposed to be annexed consistent with good planning and engineering principles, as well as opposition to any county plans that would be incompatible with the MCP. s ` .., 4-' A-' 7., ., -85- 40", -86- -. r\ D. Planning Area 3 Description Planning Area 3 is bounded by Wel ker Avenue (WCR 34) on the south, WCR 7 on the east,WCR r 40 (or its extrapolated line) on the north, and WCR 1 on the west, except for a small portion that is placed and described in Planning Area 1. Planning Area 3 consists of approximately 5,758.8 acres (note that 22 acres were "carved out" of the rectangle applicable here in order to be placed in Planning Area 1). Existing Land Use The planning area is largely agricultural,although it includes a portion of the original platted Town of 1906,the North Creek and Mead Western Meadows subdivisions in the Town, the unincorporated Highlandlake area which was the origin of Mead,and numerous large-lot unincorporated parcels or • unincorporated estate-lot subdivisions along section line roads. r. Transportation The planning area contains a square grid of east-west county section line roads at WCR 34(Welker Avenue in the Town of Mead),WCR 34 'h,WCR 34 3/4,WCR 36,WCR 38,and WCR 40,although _ not all of them go completely through, as well as north-south county section line roads at WCR 1, WCR 3, WCR 5 (undulating around Highland Lake and a smaller lake to its north), and WCR 7, although not all of them go completely through, either. The plan indicates that the county section line road grid could be filled in,but topographic or other factors may make that impossible,and thus no specific assumptions about which are feasible are stated here, and the issue would have to be studied in the future as development proposals are submitted for parcels in this planning area. As noted in Planning Area 2, Welker Avenue is an exit off of I-25, and thus has the potential to be an r.. arterial of greater importance and future traffic volume than other east-west arterials herein. r. The transportation network assumes the future construction of collector streets and the interconnectedness of subdivisions on the principles outlined in Planning Area 2. The Mead Western Meadows Subdivision, for example, ties its share of the street grid to both original Mead and to the North Creek Subdivision. Street stubs for future subdivision connections have been provided in the North Creek (northerly and easterly) and the Mead Western Meadows (westerly) subdivisions. Seventh Street should be extended through to WCR 34 'A. WCR 34/Welker Avenue will likely have to be widened from WCR 7 westerly in concert with development as traffic projections warrant it, particularly to assist with traffic flow at the Mead Elementary and Mead Middle Schools, which both front on WCR 34. Intersection improvements may also be necessary in places. A future regional arterial in this area, if constructed, would also r\ /� -87- r\ r‘ rN mean that the intersection of WCR 34 and WCR 5 could become a prime corner for general commercial development, if not at least neighborhood commercial. Parks, Open Space, and Environment There is or will be a variety of parks and open space in the existing core of the Town and the existing or approved subdivisions in the planning area. Mead Town Park in original Mead is a community park, although small in size, and the North Creek Subdivision has, and the Mead _ Western Meadows Subdivision will have,a neighborhood park. The North Creek Subdivision also has public open space. The current open space is largely floodplain. Additional parkland and open space should be provided in future subdivisions when they are approved. At a m inimum, each subdivision should have a neighborhood park, except in the areas that are designated as very low density residential. The very large lot sizes yielded in such a density category work against the viability of a neighborhood park. The area adjacent to irrigation ditches, including tree preservation, should also be treated as open space. T his planning area also includes the thus-far largely- undeveloped Mead Ponds Park,which is proposed for the site of the Town's former water treatment plant, and which would become a community park. Additional community or regional parks may be possible in this planning area. This category also recognizes the unique attributes of the Highlandlake area, which is designated as a "historic area" around the eastern shore of Highland Lake, the namesake for the area. The ambience of this area should be preserved and buildings restored to period character inasmuch as possible. Highland Lake itself represents a future potential recreational and open space resource. The same potentially applies to other waterbodies in the planning area. Public Facilities The planning area is served by a potable water system. The Town' s municipal sewer system services the original core town, the North Creek Subdivision, and will serve the Mead Western Meadows Subdivision. The sewer system could service additional properties on the east side of the planning area, but it is not anticipated that the entire planning area would be furnished with municipal sewer as density decreases. Stormwater management varies. The original core of the Town was constructed prior to existing standards for storm drainage, so there are no stormwater detention ponds therein. Stormwater in the North Creek Subdivision is carried to North Creek, which traverses the subdivision. Mead Western Meadows will have on-site stormwater detention ponds. All stormwater drainage carried either by a system of roadside ditches and culverts, or channeled via stormwater detention facilities,goes downstream to North Creek. Future construction in the planning area will have to evaluate existing and potential public facilities. Future Land Use ^ The MCP designates that the planning area will feather out the existing densities in the Town to lower densities as one moves northerly and westerly. The westernmost area could be either very low density residential or agricultural, and thus is shown on the land use plan with the appropriate color -88- -,� stripes to indicate such. It is possible that a well-designed"new urbanism" project could fill in the r rest of the vacant land encompassing the original 1906 borders of the Town, since it would tie to the character and lot scale of the original Town, as well as be pedestrian-accessible to the downtown. The exception to the vertical feathering spoken of above would be the Welker Ave nue/WCR 34 corridor, which is likely to have denser development as one moves westerly from the current boundaries of the Town,because,as mentioned above,it is an exit off of I-25,it has close proximity to existing schools, and it would likely become the crossroads of a future regional arterial in the vicinity of WCR 5, thus making an intersection of two arterials. e. Focus The short-term focus for the planning area should be on the implementation of already-approved plans consistent with good planning and engineering principles, and the prevention of any intensification of inappropriate uses,particularly to preserve the character of the original residential neighborhoods and the Highlandlake area. The long-term focus for the planning area should be on approval of plans for unincorporated parcels that are proposed to be annexed consistent with good planning and engineering principles, as well as opposition to any county plans that would be incompatible with the MCP. r,, r. r f'. I. . se. .. r i• -89- -90- E. Planning Area 4 Description Planning Area 4 is bounded by Colorado State Highway 66 on the south,WCR 7 on the east,Welker Avenue (WCR 34) on the north, and WCR 1 on the west. r Planning Area 4 consists of approximately 3,829 acres. Existing Land Use . , The planning area is largely agricultural, although it includes a portion of the original platted Town of 1906, the Hunters Ridge Subdivision, the annexed but unplatted Evergreen Farms Subdivision, the unincorporated Eden's Reserve Subdivision, and numerous large-lot unincorporated parcels along section line roads and SH 66. The portion of the original platted Town in the planning area includes the Mead Elementary and Mead Middle Schools, a post office newly constructed in 2001, a former gas station and a small home adjacent to it, and the church and parish hall of Guardian Angels Roman Catholic Church. Transportation The planning area contains a square grid of east-west county section line roads at WCR 32 and WCR 34, as well as north-south county section line roads at WCR 1, WCR 3, WCR 5, and WCR 7, although WCR 3 does not go completely through. Colorado State Highway 66 is a major regional arterial highway that will likely ultimately be widened to 6 lanes of traffic with signalized intersections as well as turn lanes, deceleration lanes, and acceleration/merge lanes. It is a major entrance into the City of Longmont to the west, which has been growing residentially substantially easterly towards Mead, and is projected to add r considerable retail and commercial space between WCR 1 and State Highway 287,a major regional north-south arterial highway recently improved all the way north to Loveland. It is also one of the gateways to Rocky Mountain National Park. It has its own exit off of Interstate 25, one mile to the r\ east of the planning area, where considerable commercial and industrial property already exists or has been approved,and it connects easterly to the Town of Platteville and U.S.Highway 85,a major regional north-south arterial highway connecting to the E-470 beltway around metropolitan Denver. _ Because of all these factors, SH 66 is unquestionably a major commercial route as equally valuable to Mead as is Interstate 25. r. The transportation network assumes the future construction of collector streets and the interconnectedness of subdivisions on the principles outlined in Planning Area 2. Potential challenges to these assumptions are the presence of the Great Western Railway tracks and the e‘ -91- Highland Ditch, both of which would have to be crossed or worked around, as well as topographic ^' problems associated with drainage draws in the planning area. The original street grid of the Town should be extended into the State Land Board land lying at the north of the planning area, i.e. Main Street just west of the railroad tracks, which would help not only induce additional pedestrian traffic into a revitalized downtown, but also to diffuse school- generated traffic which now can clog Wel ker Avenue at times during the weekdays. ^ Parks, Open Space, and Environment ^ There are currently no parks in the existing or approved subdivisions in the planning area. To take advantage of the symbiotic effect of the presence of the Mead Elementary and Mead Middle Schools that lie at the north edge of the planning area, new parkland should be dedicated adjacent to the schools for recreational activities in conjunction with existing or rearranged recreational facilities of the schools. Additional parkland and open space should be provided in future subdivisions when they are approved. At a minimum,each subdivision should have a neighborhood park,except in the areas that are designated as very low density residential. The area adjacent to irrigation ditches, including tree preservation,should also be treated as open space. Additional community or regional parks may be possible in this planning area. It should be specifically noted that open space designation south of Adams Avenue (WCR 32)in the vicinity of the unincorporated Edens Reserve Subdivision and the Town's Hunters Ridge Subdivision, and a potential bicycle/pedestrian trail that would be in such open space, is intended to be on the west side of the Highland Ditch. This category also recognizes the existence of the Guardian Angels R.C.Church,which uses a frame -- church relocated along WCR 7 just south of Welker Avenue soon after the Town was platted. The building is unique and is thus designated as "historic"in this planning area. It should be preserved, by relocation if necessary, if the parish outgrows its facilities and site and needs to move to a larger site and construct a new church. The former gasoline service station building at the southwest corner of Welker Avenue and WCR 7 should also be preserved by relocation,as it could be restored for an adaptive re-use,while the corner property itself is likely to be more valuable for a small retail use. r Public Facilities The planning area is generally served by a potable water system. A municipal sewer system services properties along the Welker Ave nue spine only. Stormwater management varies; the original core of the Town was constructed prior to existing standards for storm drainage, so there are no stormwater detention facilities therein. The Town has done remedial storm drainage work in this area in 2002 and 2003, and the schools have proposed the construction of a stormwater detention pond to service their properties. All stormwater drainage is thus carried by a system of roadside ditches and culverts downstream. Future construction in the planning area will have to evaluate existing and potential public facilities. -92- /1 r-• Future Land Use u. /" The MCP designates that the planning area will feather out the existing densities in the Town to lower densities as one moves northerly and westerly. The westernmost area could be either very low density residential or agricultural,and thus is shown on the land use plan with the appropriate color stripes to indicate such. It is possible that a well-designed "new urbanism" project could fill in a portion of the vacant land closest to the original core of the Town, since it would tie to the character and lot scale of the original Town, as well as be pedestrian-accessible to the downtown. Neighborhood or Village commercial development could go east of the railroad tracks adjacent to WCR 7. General commercial land uses, primarily large-scale free-standing retail users, financial institutions such as baths, shopping centers, and other highway-oriented commercial uses should be located adjacent to SH 66 and wrap around the corner of WCR I, since SH 66 is a prime commercial route as stated above,and WCR I would be a major intersection between Longmont and r Mead and/or the Interstate. Focus The short-term focus for the planning area should be on the implementation of already-approved plans consistent with good planning and engineering principles, and the prevention of any intensification of inappropriate uses,particularly to preserve the character of the existing residential neighborhoods and the original core of the Town that is most adjacent to the planning area. ^ The long-term focus for the planning area should be on approval of plans for unincorporated parcels that are proposed to be annexed consistent with good planning and engineering principles, as well as opposition to any county plans that would be incompatible with the MCP. 'S. 'S. i -93- 0 -94- -` F. Planning Area 5 Description Planning Area 5 is bounded by Colorado State Highway 66 on the south, I-25 on the east, Welker Avenue (WCR 34) on the north, and WCR 7 on the west. Planning Area 5 consists of approximately 1,245.2 acres. A-. i, Existing Land Use The planning area is characterized primarily by the large-lot Mulligan Lake Estates, Singletree Estates, and Hunters Cove Subdivisions, although it also includes a small portion of the original platted Town of 1906 in its northwest corner and the unplatted Weingardt annexation at the _ northeast corner of SH 66 and WCR 7. The remainder of the area is still unincorporated with uses such as a few estate-lot parcels, a private hunting club, and farmed agricultural land. I-. Transportation The planning area contains a square grid of east-west Town roads (formerly county section line roads)—Welker Avenue (WCR 34) and Adams Avenue (WCR 32), plus SH 66, and a north-south county section line road only partially in the Town --WCR 7. Adams Ave nue traverses under I-25, which is bridged over it, while Welker Avenue traverses over I-25, which is bridged under it, and is a full interchange with the interstate as the primary entrance into the Town. (SH 66, which also is bridged over 1-25 and has a full interchange, is not yet perceived as a primary entrance into the -, Town, but in the future would be perceived as equally important as Welker Ave nue.) The same comments relative to SH 66 as were stated in Planning Area 4 apply here as well. The transportation network assumes the future construction of a collector street in the northern �-, portion of the planning area, given its mix of designated land uses, and the interconnectedness of future subdivisions on the principles outlined in Planning Area 2. The original street grid of the Town should be extended into the unplatted remaining portion of the original Town at the northwest corner of the planning area. Owing to the adjacency of existing residential property to WCR 7, it should not become an arterial. Parks, Open Space, and Environment r. There are currently no public parks in the existing subdivisions in the planning area. (Mulligan Lake Estates has HOA-owned park space with tennis/basketball courts and access to Mulligan Lake.) Additional parkland and open space should be provided in future subdivisions when they are �. -95- approved. At a minimum, each subdivision should have a neighborhood park. An additional community park may be possible in this planning area, but not a regional park. Mulligan Reservoir and the lake nearest the northern portion of the planning area represent future potential open space amenities. Public Facilities The planning area is served by a potable water system. There is presently no municipal sewer system or sanitation district sewer system in operation in this planning area, although the Town's municipal sewer can be extended to service the northern undeveloped portion, and the St. Vrain -, Sanitation District's sewer can be extended to service the southern undeveloped portion. The existing subdivisions are all on septic fields. Stormwater ma nagement varies; unplatted and unincorporated areas drain by a system of roadside ditches and culverts downstream to various subwatersheds of the St.Vrain River watershed, and stormwater in platted subdivisions is drained -- through stormwater detention facilities to lakes or wetlands. Future construction in the planning area will have to evaluate existing and potential public facilities. Future Land Use ^ The MCP designates that the planning area will follow and transition to the land uses already granted in existing annexations. In the southernmost portion, the area closest to I-25 is designated for business park purposes, while the remaining area adjacent to SH 66 is designated as general commercial land uses,primarily retail users, free-standing institutional uses such as banks,day care centers, and the like, and other highway-oriented commercial uses, since SH 66 is a prime commercial route as stated in Planning Area 4. Additional low-density land uses would act as a buffer between the commercial areas and the existing large-lot subdivisions. In the northernmost portion, the remaining unplatted portion of the original town boundaries of 1906 is designated to have neighborhood or village commercial land uses abutting both WCR 7 and Wel ker Avenue in order to harmonize with the character and scale of the adjacent downtown commercial district,with ^ the rear portion designated for high-density residential land uses as a buffer, which could be either townhouses or potentially a small "new urbanism"project that is well-designed that would tie to the character and lot scale of the original Town. The remainder of the northernmost portion along Welker Ave nue is designated for general commercial land uses,primarily larger-scale free-standing retail uses, grocery stores, drugstores, restaurants, service institutions such as banks, day-care centers, or hotels, and the like, because Welker Ave nue is a prime commercial route into the Town given its status as an interchange with I-25. Residential land use south of the commercial areas would feather to lower density in order to buffer the non-residential uses from the existing large-lot subdivisions. -96- ,� r", Focus The short-term focus for the planning area should be on the implementation of already-approved plans consistent with good planning and engineering principles, and the prevention of any intensification of inappropriate uses, particularly to preserve the character of the existing neighborhoods and the original core of the Town that is most adjacent to the planning area. The long-term focus for the planning area should be on approval of plans for unincorporated parcels that are proposed to be annexed consistent with good planning and engineering principles, as well as opposition to any county plans that would be incompatible with the MCP. A' sN A' A' r\ r. i r r -97- A' --. _98- ^. G. Planning Area 6 Description � , Planning Area 6 is bounded by SH 66 on the north, I-25 on the east, WCR 1 on the west, and a varied line to the south. Southwest of the intersection of WCR 5 and SH 66, all of the sections that abut SH 66 between WCR 1 and the center of Liberty Gulch (or Draw)has been excluded because the majority of the land is owned or designated by the City of Longmont for the purpose of open space and the expansion of Union Reservoir, and the rest is subject to an intergovernmental agreement governing land development between the City and Weld County. Moving easterly, the planning area encompasses land east of the draw from SH 66 south to WCR 26 (excluding the unincorporated subdivisions and parcels lying between WCR 26 and SH 119),but also encompasses land south to the bluff of the St. Vrain River and the boundary of St. Vrain State Park lying east of WCR 7. The St. Vrain River is intended to be the southern/southeastern boundary of the Town thereafter, as will be noted in other planning areas. Planning Area 6 consists of approximately 1,925.2 acres. Existing Land Use The planning area is largely agricultural,although it includes the Mead Crossings Business Park(fka Foster Ridge Business Park), which is beginning to be developed with users, the annexed but unplatted Frederiksen Farms Subdivision,and an 80-acre site for a new high school for the St. Vrain Valley School District that could also eventually hold a middle school. The high school is not currently programmed for construction,and would not open earlier than 2007,based on information available at the time that the MCP was prepared. The planning area also contains numerous large- lot unincorporated parcels or unincorporated estate-lot subdivisions along section line roads or SH 66. Transportation The planning area contains a square grid of east-west county section line roads at WCR 28 and WCR 26, plus SH 66, as well as north-south county section line roads at WCR 1, WCR 3, WCR 5, and WCR 7, although not all of them go completely through. Almost the entire grid of county line section roads are presently unpaved. The same comments relative to SH 66 as were stated in Planning Area 4 apply here as well. The transportation network assumes the future construction of collector streets and the interconnection of subdivisions on the principles outlined in Planning Area 2. Potential challenges to these assumptions are the presence of the Great Western Railway tracks and topographic problems associated with drainage draws in the planning area, both of which would have to be crossed or worked around. -99- WCR 28 currently has a box culvert under 1-25 that is proposed to be changed to a bridge and widened when I-25 is widened, because WCR 28 is projected to become a major collector road between the east and west sides of Mead. WCR 26,on the other hand,is cut off by the interstate and its eastern adjacency to the St. Vrain River bluff. At present there is no viable north-south connection between SH 66 and SH 119 between WCR 1 and I-25.Parks, Open Space, and Environment There will be park land in the one thus-far approved subdivision in this planning area, Frederiksen Farms. This park land is to be adjacent to the proposed elementary school site in this subdivision, a symbiotic effect as has been noted in other sections of the MCP. In addition, there is open space in the Mead Crossings Business Park. Relative to the site for the new high school, although generally it is desirable to place park land adjacent to elementary school sites, it is less urgent to do so adjacent to a high school site, which is "campus-like" in nature, and therefore relatively self- contained in terms of its recreational facilities. However, a park site adjacent to the east side of the high school site where a future middle school could be built may be desirable to create a symbiotic effect for that school if it does not utilize the facilities of the high school. Additional park land and open space should be provided in future subdivisions when they are approved. At a minimum,each subdivision should have a neighborhood park. The area adjacent to irrigation ditches,including tree preservation, should also be treated as open space. Additional community or regional parks may be possible in this planning area. ^ The presence of the irrigation ditch entering this planning area combined with the open space in the Mead Crossings Business Park, and Foster Reservoir makes it desirable to have a trail connection from these points down to the high school site and continuing south to connect at the St.Vrain River and the St. Vrain State Park. Another trail connection is possible in Liberty Gulch, the large drainage draw that also traverses the planning area north-south somewhat west of WCR 7, also connecting to the St. Vrain River basin. The Sanborn and Foster Reservoirs also represent future potential recreational and open space resources, as well as an open space and trail corridor along the St. Vrain River or river bluff itself. Public Facilities The planning area is generally served by a potable water system. A sewer system operated by the St. Vrain Sanitation District utilizing a trunk line bored under 1-25 thus far services the Mead Crossings Business Park and can be extended to generally service this planning area. The St. Vrain _ Sanitation District plans to extend a second trunk line under I-25 between WCR 26 and WCR 28 to increase its capacity to service this area. Stormwater management varies; drainage in the Mead Crossings Business Park is directed through the open space to Foster Reservoir, while the new Frederiksen Farms and high school subdivisions will be required to construct appropriate stormwater -ioo- management facilities. All other presently rural properties drain stormwater by a system of roadside ditches and culverts downstream to the St. Vrain River. Future construction in the planning area will have to evaluate existing and potential public facilities. Future Land Use r The MCP designates that the planning area will have medium-high residential density in its eastern portion, largely driven by the presence of the future high school site, a committed school site in the Frederiksen Farms Subdivision,the ability of the high school site to also house a middle school,and the high likelihood of one or more additional elementary school sites. The density would feather lower as one approaches the St. Vrain River. B usiness park designations would apply to the easternmost portion of the northeast section of the planning area adjacent to 1-25. Ge neral commercial land uses, primarily large-scale free-standing retail users, financial institutions such as banks, shopping centers, and other highway-oriented commercial uses should be located adjacent to SH 66, since SH 66 is a prime commercial route as stated in Planning Area 4. This is also because WCR I would be a major intersection between Longmont and Mead and/or the Interstate. Low-density residential land use is designated as a buffer between this commercial area and the land to the south that is owned by the City of Longmont for open space and expansion of Union Reservoir. Focus r. '0"3/4., The short-term focus for the planning area should be on the implementation of already-approved plans consistent with good planning and engineering principles, and the prevention of any intensification of inappropriate uses. The long-term focus for the planning area should be on approval of plans for unincorporated parcels that are proposed to be annexed consistent with good planning and engineering principles, as well as opposition to any county plans that would be incompatible with the MCP. ^. r. ^. r^. or, r'", 'a. -101- r• i1 i1 1 / , -\ -102- �1 /1 /\ - A.\ H. Planning Area 7 w� Description Planning Area 7 is bounded by SH 66 on the north, the St. Vrain River on the south and east, and 1-25 on the west. Planning Area 7 consists of approximately 3,276.6 acres. Existing Land Use The planning area is largely undeveloped, although it contains numerous annexations to the Town for as-yet unconstructed subdivisions,as well as unconstructed unincorporated subdivisions. A large unincorporated dairy operation is south of SH 66 near the eastern edge of the planning area, which should be thought of as a commercial use, not an agricultural use. Proposed or existing industrial uses, both incorporated and unincorporated, are clustered at the western edge. Various former sand and gravel mining areas lie along the north edge of the St. Vrain River, with resultant ponds and lakes. r^, Transportation The planning area consists of a square grid of the east-west county section line road WCR 28, plus SH 66, as well as north-south county section line roads at WCR 11, WCR 13, and WCR 15, although not all of them go completely through. Most of the grid of county line section roads is presently unpaved. Only WCR 13 as well as the frontage road on the east side of 1-25 cross over the St. Vrain River. The same comments relative to SH 66 as were stated in Planning Area 4 apply here as well. WCR 13 is intended to become a major regional arterial highway, as the functional extension of Colorado Boulevard from Denver northward through its suburbs, connecting with and continuing past the E-470 beltway around metropolitan Denver, and eventually extending to the Fort Collins area. r WCR 9 '/2 is intended to be a regional arterial near the interstate, and its right-of-way has been provided for in development approvals by both the Town and the county in this planning area, although no construction has yet taken place. It would begin at the existing bridge over the St.Vrain River adjacent to the interstate and then undulate up the river bluff to the half-section line mark between I-25 and WCR 11 before continuing northbound. This regional arterial has already been planned for several years, and is now intended to become a component of the I-25 regional parallel reliever arterial project based on a 2003 study by Weld County. r -103- r r The transportation network assumes the future construction of collector streets and the interconnection of subdivisions on the principles outlined in Planning Area 2. WCR 28 currently has a box culvert under I-25 that is proposed to be changed to a bridge and widened when 1-25 is widened, because WCR 28 is projected to become a major collector road between the east and west sides of Mead. Parks, Open Space, and Environment There will be park land in the approved subdivisions in this planning area — Westrian Ranch, Sanborn, and St. Acacius. A potential school site in Westrian Ranch would be assumed to be adjacent to a park therein. Additional park land and open space should be provided in future subdivisions when they are approved. At a minimum,each subdivision should have a neighborhood park. The area adjacent to irrigation ditches, including tree preservation, should also be treated as open space. Additional community or regional parks may be possible in this planning area. The St. Vrain River area, its bluffs and floodplain, as well as the lakes and ponds resulting from former sand and gravel mining operations, represent a valuable open space resource with possible recreational amenities, as well as a trail corridor along the river or river bluff. Public Facilities The planning area is generally served by a potable water system. A sewer system operated by the St. Vrain Sanitation District utilizing a trunk line stubbed up to the south side of SH 66 in the western portion of the planning area is possible, and the District is currently studying or planning an additional trunk line stub in the eastern portion. Stormwater management varies; drainage by a system of roadside ditches and culverts downstream to the St. Vrain River is typical. Ne w — subdivisions will be required to construct appropriate stormwater management facilities. Future construction in the planning area will have to evaluate existing and potential public facilities. — Future Land Use The MCP designates that the planning area will feather out densities from the high-intensity 1-25 and SH 66 corridors to low-intensity land near the St. Vrain River. Business park land uses should be next to the interstate, with general commercial land uses adjacent to SH 66 as identified in —. Planning Area 4. Higher-density residential land uses should be adjacent to business park and commercial areas in order to act as a buffer to lower-density residential uses farther away from these two highways. -104- I, Focus The short-term focus for the planning area should be on the implementation of already-approved plans consistent with good planning and engineering principles, and the prevention of any intensification of inappropriate uses. The long-term focus for the planning area should be on approval of plans for unincorporated parcels that are proposed to be annexed consistent with good planning and engineering principles, as well as opposition to any county plans that would be incompatible with the MCP. �\ ra .000 r r ,••- -105- r - -106- I. Planning Area 8 Description Planning Area 8 is bounded by WCR 34 on the north, the St. Vrain River and WCR 17 on the east, I-25 on the west, and SH 66 on the south. Planning Area 8 consists of approximately 5,240.3 acres. Existing Land Use The planning area contains a variety of land uses. The Sekich and Valley 66 Business Parks are located at the southwest corner of the planning area north of SH 66 and adjacent to 1-25, and the unincorporated 1-25 Business Park is located directly north of the Sekich Business Park, also adjacent to I-25. The large-lot Grandview Estates Subdivision lies at the northeast corner of SH 66 and WCR 13. The age-restricted senior condominium project known as Lake Ridge, occupying a thoroughly remodeled former care center for developmentally-disabled persons, lies on the north side of WCR 32 just south of Lake Thomas. There are a variety of large-lot unincorporated parcels along section line roads or SH 66. Transportation The planning area contains a square grid of east-west county section line roads at WCR 32 and WCR 34,plus SH 66,as well as north-south county section line roads at WCR 11,WC R 13,WCR 15, and WCR 17, although not all of them go completely through. Most are paved. The same comments relative to SH 66 as were stated in Planning Area 4 apply here as well. The same comments relative to WCR 13 as were stated in Planning Area 7 apply here as well. The same comments relative to WCR 9 %2 as were stated in Planning Area 7 apply here as well, except that a portion of WCR 9 %2 between SH 66 and WCR 32 has already been constructed in 2001, as a two-lane collector, not as an arterial. The same comments relative to WCR 32 and WCR 34 as were stated in Planning Area 5 apply here as well. The transportation network assumes the future construction of collector streets and the interconnection of subdivisions on the principles outlined in Planning Area 2. Potential challenges to these assumptions are topographic problems associated with drainage draws and waterbodies in the planning area, which would have to be crossed or worked around. r r. r ,e-, �., -107- ,.. Parks, Open Space, and Environment There is no park land in the approved subdivisions in this planning area. Grandview Estates does have private open space in the form of a golf course intertwining through the center of the subdivision. The golf course is available for use only to residents of the subdivision and their guests. Additional park land and open space should be provided in future subdivisions when they are approved. At a minimum,each subdivision should have a neighborhood park. The area adjacent to irrigation ditches, including tree preservation, and to watercourses, ultimately connecting to the St. Vrain River, should also be treated as open space. These also provide potential trail corridor amenities. Additional community or regional parks may be possible in this planning area. Public Facilities The planning area is generally served by a potable water system. The area is not serviced by a municipal or sanitation district sewer system. Plans are underway in 2004 for the extension of sewer — service into the Sekich and Va Iley 66 Business Parks pursuant to an intergovernmental agreement between the Town and the St. Vrain Sanitation District. The Grandview Estates Subdivision is on septic fields. The planning area depicts two potential generalized sites for a future Town of Mead conventional sewer treatment plant that are presently being studied. Stormwater mana gement varies; drainage generally flows by a system of roadside ditches and culverts downstream to the St. — Vrain River via its subwatersheds; there are no stormwater detention or retention ponds in existing development. New subdivisions will be required to construct appropriate stormwater management facilities. Future construction in the planning area will have to evaluate existing and potential public facilities. Future Land Use The MCP designates that the planning area will feather out densities from the high-intensity 1-25 and SH 66 corridors to low-intensity land near the St. Vrain River and the eastern boundary of the -- MAI. Business park land uses should be next to the interstate, with general commercial land uses adjacent to SH 66 as identified in Planning Area 4, and to WCR 34 because it is an exit off of 1-25 and therefore valuable for that purpose. Higher-density residential land uses should be adjacent to business park and commercial areas in order to act as a buffer to lower-density residential uses farther away from these two highways. Focus The short-term focus for the planning area should be on the implementation of already-approved plans consistent with good planning and engineering principles, and the prevention of any intensification of inappropriate uses. The long-term focus for the planning area should be on approval of plans for unincorporated parcels that are proposed to be annexed consistent with good planning and engineering principles, as well as opposition to any county plans that would be incompatible with the MCP. --" -108- J. Planning Area 9 Description Planning Area 9 is bounded by WCR 40 on the north, WCR 17 on the east, WCR 34 on the south, and I-25 on the west. Planning Area 9 consists of approximately 7,644.2 acres. rs- Existing Land Use The planning area is largely undeveloped and agricultural, although it contains the Raterink (racetrack) annexation and the small Schulz annexation, both adjacent to 1-25. The planning area contains numerous large-lot unincorporated parcels or unincorporated estate-lot subdivisions along section line roads. r Transportation The planning area consists of a square grid of east-west county section line roads WCR 34, WCR es` 36, WCR 38, and WCR 40, as well as north-south county section line roads at WCR 11, WCR 13, WCR 15, and WCR 17, although not all of them go completely through. Most of the grid of county section line roads is presently unpaved. ^ The same comments relative to WCR 13 as were stated in Planning Area 7 apply here as well. r The same comments relative to WCR 9 %2 as were stated in Planning Area 7 apply here as well. ' The same comments relative to WCR 34 as were stated in Planning Area 5 apply here as well. r-. The same comments relative to WCR 36 and WCR 38 as were stated in Planning Area 2 apply here as well. The transportation network assumes the future construction of collector streets and the interconnection of subdivisions on the principles outlined in Planning Area 2. Potential challenges to these assumptions are the presence of the Great Western Railway tracks and topographic problems associated with drainage draws and waterbodies in the planning area,both of which would have to be crossed or worked around. ^. .11 �. -109- ,.. Parks, Open Space, and Environment There is no park land in this planning area, as there are no subdivisions in it. Park land and open - space should be provided in future subdivisions when they are approved. At a minimum, each subdivision should have a neighborhood park. The area adjacent to irrigation ditches,including tree preservation, and to watercourses, ultimately connecting to the St. Vrain River, should also be treated as open space. These also provide potential trail corridor amenities. Additional community or regional parks may be possible in this planning area. Public Facilities The planning area is generally served by a potable water system. The area is not serviced by a municipal or sanitation district sewer system. Properties ar e on septic fields. Stormwater management varies; drainage generally flows by a system of roadside ditches and culverts downstream to the St. Vrain River via its subwatersheds. New subdivisions will be required to construct appropriate stormwater management facilities. Future construction in the planning area will have to evaluate existing and potential public facilities. Future Land Use The MCP designates that the planning area will feather out densities from the high-intensity I-25 corridor to low-intensity land near the eastern boundary of the MAI. Business park land uses should be next to the interstate,with general commercial land uses as identified in Planning Area 4 adjacent to WCR 34 because it is an exit off of I-25 and therefore valuable for that purpose. The Raterink (racetrack) annexation was proposed to be enlarged with a bigger racetrack in 2001, a proposal soundly defeated by the voters, and is therefore a land use no longer appropriate in such a location that has higher value and community compatibility as a retail and service sector (i.e. hotel, restaurant, and highway-oriented businesses). Hig her-density residential land uses should be adjacent to business park and commercial areas in order to act as a buffer to lower-density residential uses farther away from these two highways. This planning area envisions that there could be two levels of density—medium or medium low—on the southern side of the drainage divide that runs approximately through the middle of the planning area, and two levels of density—very low or agricultural—on the northern side of the drainage divide, as drawn. Focus The short-term focus for the planning area should be on the implementation of already-approved plans consistent with good planning and engineering principles, and the prevention of any intensification of inappropriate uses. The long-term focus for the planning area should be on approval of plans for unincorporated parcels that are proposed to be annexed consistent with good planning and engineering principles, as well as opposition to any county plans that would be incompatible with the MCP. -110- -. Section IX. Implementation Tools A. Introduction A comprehensive plan serves many functions in the development of a community. It is the cornerstone of a sound, rational planning program, which has as among its primary goals the maintenance and enhancement of the quality of life and stability of the community, the fair distribution of services,and the promotion of a strong tax base,as has been detailed in other sections of this plan. The plan is a statement of policy and an expression of community intentions and aspirations. However, the plan is not an end unto itself. Rather, it is the beginning of a process of continuing implementation whereby the plan serves as a guide for public and private decisions affecting the future of the community, which includes not only land uses, but also services and resources. r A comprehensive plan is only as good as its implementation tools. In the implementation phase, decisions are made about such issues as regulatory controls, funding, and programming. Plan implementation consists of a wide range of activities, some of which are proactive,while others are reactive. Both, however, are necessary to implementing the plan. Proactive activities are those in which the Town initiates actions through a proposal, plan, improvement, or regulatory change. Reactive activities are those in which other parties approach the Town with a proposal to which the Town must respond. Development review is an example of reactive implementation,while business recruitment and streetscape improvements are but two examples of proactive implementation. ^ However,the Town can also be proactive about establishing regulations that will govern the reactive process of development review. Accordingly, the initiatives described in this Section IX generally represent only the proactive measures, because these are the ones that can be planned for and controlled by the Town. The term"controlled"is used advisedly in this paragraph,because it means different things to different people. In respecting private property rights and acknowledging that r property owners have a measure of control over use of their property in concert with fair government regulation for the good of all, a municipality must therefore entertain development proposals it receives and give them fair consideration, even if the proposals may be contrary in one fashion or another to public sentiment or personal tastes. Listed below are the major implementation tools that should be developed or revised in order to implement the objectives and policies outlined in the MCP. They are described only relatively briefly, because extensive discussion of the purposes and content of each type of tool is best made part of the text of the tool itself. They are not listed in any order of priority. B. Annexation Process The process of bringing unincorporated territory into a municipality is called "annexation." Unincorporated territory is otherwise by definition located in a county, which in the State of Colorado is the only other unit of government besides a municipality that has the right to approve development. Annexation is a privilege, not a right. A municipality is not obligated to expand its -III- r borders, and it is up to the annexor to make the case that the inclusion of the property in question will be good for the community. Requests for a nnexation generally involve some form of concurrent development plans for which approval is also being sought, because municipalities usually offer the services that development needs. Otherwise, vacant land is generally farmed or _ ranched,and there is less likelihood of incentive for such territory to become incorporated,although there can be exceptions to this rule of thumb. The Town already has considerable regulations to govern the annexation review process, in order - to give proactive parameters to a reactive process. It also is one of a few municipalities in Colorado that requires all annexations to go to election (i.e. be approved by the voters) before they can be approved by the Town Board. The Town should continue to review its annexation procedures to ensure that they are consistent with the MCP and meet the Town's needs. It should be pointed out that the so-called"three-mile annexation plan"referred to in the Municipal Annexation Act of 1965 (C.R.S. 31-12-101 et seq.) is not the same as a comprehensive plan, nor does it relate to the three-mile parameter of the"major street plan"permitted by C.R.S. 31-23-212. The required elements of the "three-mile annexation plan" are itemized in C.R.S. 31-12-105- (1)(e)(I),which deals with a more limited scope of planning issues than does a comprehensive plan. The itemized elements include,on the other hand,identification of facilities and utilities that are not part of a "major street plan." In addition, the "three-mile annexation plan" does not grant any extraterritorial authority to municipalities and does not have to be transmitted to or approved by,nor is it binding on, a county. Accordingly, since a "three-mile annexation plan" contains elements of a comprehensive plan, it is the policy of the Town that the MCP is adopted as the required "three- mile annexation plan." This policy is to be reaffirmed as needed to satisfy statutory requirements, including a clause in each ordinance approving an annexation stating this policy and providing that the "three-mile annexation plan" is thereby being updated by the approval of that annexation. C. Zoning Code Zoning is a land use regulation which provides for a variety of zones which are placed on designated -. parcels of land and specify certain uses which are allowed in the various zones(and vice-versa, not allowed in others). This regulation should not be confused with the land use designations in a comprehensive plan, which are set forth in generalized terms and generalized areas. Zoning is a much more detailed regulatory tool, which provides for bulk requirements (such as height, width, depth,setbacks,and size of structures),parking,permitted and conditional uses,and similar physical attributes of things generally built on and above the ground. The Town's Zoning Code should reinforce the MCP by providing zoning districts and other zoning ,. tools which will implement the land use designations of the MCP. Generally speaking,two zoning districts per one category of land use designations are needed. The Town's current land use code and "performance district" zoning should be replaced by a full standard Zoning Code. -112- -. D. Subdivision Code Subdivision regulations set forth the rules which govern the platting of a larger parcel of land into a subdivision of smaller lots. A subdivision code typically regulates street and right-of-way widths, curve radii,cul-de-sac length and design,street frontages,easements,and general subdivision layout requirements. Typically, a subdivision code also includes all the general engineering requirements for public improvements, such as streets, water, sewer, stormwater facilities, and related features. It is a companion tool to a zoning code, as it deals with the physical attributes of things generally built on and below the ground, and it helps ensure that development produces its fair share of properly-built new infrastructure for the Town. The Town does not currently have a Subdivision Code. It has only engineering standards(see next subsection). The Town should adopt a Subdivision Code. .•- E. Engineering Standards Engineering standards, also known as design standards, are used by a municipality's engineer to review and approve the quality of the physical construction of public improvements and infrastructure associated with development. Typically, engineering is approved concurrently with approval of a final plat of subdivision. Such standards can be very lengthy. Some communities publish their various design standards separately by topic— i.e. water, sewer, stormwater, streets, and so forth, rather than in the municipal code in order to keep its basic code books manageable in size. Howe ver, engineering standards are typically given legal force in subdivision codes by reference. The Town has various engineering standards manuals that have been developed over the years by different engineering firms. They are in need of revision in various places. The Town's engineering firm should update them. F Site Plan Review The term "site plan review" is used to mean a multi-faceted review of the layout of a parcel with a given use. It is generally applied to all projects except standard single-family-detached lot residential subdivisions. In other words, townhouse and apartment/condominium projects and all non-residential projects would be subject to site plan review, because the designs of single-family attached residential projects and non-residential projects tend not to be well-sewed by a subdivision code. There are many different ways to lay out such projects, and a standard subdivision code cannot possibly address all of them. In addition, a zoning code, for example, provides a"building envelope"for structures,but that does not ensure that it is used effectively. In the case of townhouse ^ projects, for example,they have special features, such as guest parking areas and refuse enclosures, that are not applicable to single-family detached subdivisions. How well the layout of a commercial site is done, relating the building to parking and to site circulation, providing for service delivery vehicles, refuse enclosures,and lighting, among many other features, is something that could make r -113- r a project successful or injurious to the Town or the surrounding uses, and thus should be reviewed and approved by the Town. A site plan r eview should also include site engineering review, particularly with regard to projects with multiple structures. Site plan review can also include building materials and colors, architectural design, signage, landscaping, and other physical or aesthetic features, depending on the policy of the Town as to the depth of its development review and approval policies and philosophy. If such is not addressed in regulations,the appearance of a site is otherwise left to the discretion of the developer, unless there are private covenants regulating aspects of site plan review. The Town has business parks that have design standards that in effect constitute a site plan review. Those standards have been required by the town. Other business park annexations are required to have their land uses undergo a site plan review process. Accordingly, the Town needs to adopt a site plan review process. G. Sign Code A sign code regulates the type, size, height, location, and design of signs. Sign codes are essential — to helping create and preserve the character and orderliness of a community, as signage has historically been an element of communication that has been open to considerable abuse. — Communities with little or poor sign regulations tend to have "cluttered" streetscapes where each owner competes with signage to attract the attention of passersby, thereby reducing the -� property P effectiveness of communication in the first place, a phenomenon known as "visual dissonance." — A good sign code is generally fairly lengthy, particularly for a community that has many types of neighborhoods and potential for many commercial land uses. Sign codes can be part of a zoning code, because they regulate on the same principles as zoning, or they can be adopted as separate — documents but carry legal zoning authority by reference. The Town of Mead has only a little over one page of sign regulations, and needs to adopt a Sign Code. H. Landscaping Code Landscaping regulations provide for minimum landscaping of certain areas with desirable landscape -- treatment. These include public areas such as town entrances, subdivision entrances, medians of arterial roadways or parkways in subdivisions, and parks, as well as private property (generally commercial projects),such as buffering edges and interiors of parking lots,foundation plantings and flowerbeds adjacent to buildings,and so forth. Municipalities without landscaping regulations tend to have commercial projects that feature mostly impermeable surfaces, which increase stormwater run-off and reduce the aesthetic attractiveness of the community. -114- —. In addition, due to the arid climate in this area of Colorado, it would be appropriate to provide for xeriscaping (the use of low-water consumption plants that are drought-resistant). The Town has virtually no landscaping requirements. A Landscaping Code should be adopted,but the Town would not seek to have it cover landscaping on single-family-detached lots. The only regulation of such landscaping would be if public safety was affected, such as too-dense or too-tall landscaping in sight triangles at street corners. I. Building Code Since virtually all municipalities have building codes,it is self-evident that these types of regulations are necessary to provide for the safe construction of buildings and structures. N evertheless, a building code is a proper implementation tool of a comprehensive plan in order to ensure that the public health, welfare, and safety is realized. A building code typically includes elements of residential and non-residential construction standards, as well as specialized areas such as electrical, fire prevention, energy, plumbing, and mechanical (HVAC systems). The Town has adopted an array of the 2003 International Building Code standards and should continue to review them from time to time in consultation with its building inspection service. J. Property Maintenance Code Property maintenance regulations are a companion to building codes. The latter regulates the construction of a building until it is finished, while the former focuses on the maintenance of an existing building so that it remains in good condition. Such regulations can range from relatively simple to relatively complex, depending on the nature of buildings that exist in a community and its philosophy about property appearance. For example,a property maintenance code would address issues ranging from potholes in a parking lot to peeling paint on a home. Such regulations would normally be addressed by a code enforcement officer, rather than a building inspection service. On the other hand, if a building deteriorates to such an extent that it may become dangerous, the principles of a property maintenance code and a building code merge (known as an "abatement of dangerous buildings code"), and then specialized building inspectors must become involved. The Town has only generalized property maintenance regulations inherent in its building codes. K. Floodplain Regulations While it is possible to include floodplain regulations in a subdivision code or engineering standards manual, generally this is a specialized and complex form of regulation that is handled as a stand- ' alone document, much of which can be adopted from federal regulations. Such regulations should -115- r-, be in a local municipal code by reference in order to ensure that a community can be eligible for FEMA membership, that residents may be able to obtain flood insurance if they need or desire it, and so forth. - The Town needs to specifically adopt floodplain regulations. It has not, however, approved any development in violation of federal floodplain regulations, and has in the past corrected floodplain problems in existing subdivisions. Thus this issue may be deemed a ministerial need, not a corrective need. L. Open Space Plan The Town's goal is to have land preserved from private development that can then provide a community amenity. This type of land generally falls into two categories: parks and open space. Parks can be considered "developed" land in the sense that they are usually turfed and have structures, such as recreational features, on them, but they are publicly owned. Because they are considered a community facility, they are mentioned in Section V - Community Facilities and Municipal Service Delivery, although a Parks Plan is also itemized below. On the other hand, open space is generally considered"undeveloped"land that is left in its natural state,although it may also have structures, which would be much more limited in scope than those for parks (such as nature trails, interpretive signage, or viewing shelters). Open space can be publicly or privately owned. Property that cannot be developed, such as floodplains, wetlands, steep slopes, water bodies, river bluffs, and the like, are obvious open space candidates. They most closely fit the concept of a "natural resource." However,an Open Space Plan could include properties that could be developed, but for which development is deliberately withheld in some fashion, such as agricultural land that is still being farmed or ranched. Such land could continue to be privately owned.There are various mechanisms to accomplish this,such as transfer of development rights,conservation easements,and so forth. Another form of privately-owned open space would be permanently-covenanted private open space in a cluster or conservation-design subdivision.The Town's open space goals include the creation of"greenbelt"open space buffers between Mead and adjoining communities, as well as parcels of open space spotted within the Town itself as appropriate. What the size or width of such a greenbelt should be is to be determined in the open space plan. As noted in Subsection B of Section V, however,such greenbelts can be created through a variety of combinations of methods of withholding land from development, which could include linear parks. Therefore, greenbelts do not necessarily have to consist only of open space as defined in this MCP. Accor dingly, the land use plan does not depict open space on the borders of the planning area (since those borders also may not necessarily be the ultimate borders of the Town), although the goal of having greenbelts is still applicable. An open space plan to identify what parcels may be desirable to acquire for open space, based on such factors as location,natural features, topography, flora or fauna, and so forth should be created to implement the open space goals, as well as boundary and other related goals, of this MCP. -116- a' ^ M. Parks Plan The Town's goal is to have a complete parks system. To address its parks needs, a four-step framework has been developed. First, goals and objectives have been articulated to guide park planning efforts in both Section II - Policy Framework and Section V - Community Facilities and Municipal Service Delivery. Second, a series of park types has been developed, and they are defined in detail in Section V. A parks plan would then address the remaining two steps. The third step would be a needs analysis to be performed, which would indicate park needs in comparison to the Town's c urrent and projected population based on nationally-accepted park acreage standards or the Town's standards (which of course were adopted long after the Town already had various residential neighborhoods with varying park sizes or none at all). For example, such a needs analysis would show that the Town is deficient in neighborhood parks, although it is striving to mitigate that deficiency by building community parks as a form of substitute for neighborhoods that lack their own park, or where the park is too small for the neighborhood. Finally, the fourth step is an evaluation of alternative management approaches to providing the needed park facilities and recreational programs (unless it is deemed appropriate to have a separate recreation plan at some point). A parks plan needs to be developed, particularly for community and regional parks, even if it is assumed that neighborhood parks will be planned as individual residential subdivisions come through the development review process,which therefore cannot be truly or completely planned for ahead of time. N. Pedestrian and Bicycle Trail Plan Some comprehensive plans consider trail plans to be an element of transportation and include them in that section. Other comprehensive plans consider them to be part of a parks plan and/or an open space plan. However, since trails should ultimately include the entire community and need a specific exhibit outlining the desired trail network(as opposed to generalized principles about park and open space siting,which cannot be location-specific in advance in a plan),it is desirable to refer to a pedestrian and bicycle trail plan as a separate implementation tool. The Town needs to update its current trail plan, which is incomplete. 0- 0. Economic Development Plan If the Town desires to expand its tax base in order to have more funds to provide better services, it should not rely solely on market forces to grow the town. Generally, economic development planning focuses on commercial projects, although it does not have to do only that. Economic development is primarily thought of in terms of businesses and jobs, although it really encompasses improvements to the residential sector and recreational opportunities as well(i.e."live, work, and play"). There are many definitions of "economic development." The American - -117- r- Economic Development Council has defined it as"an entire process of developing economic,social, -. and political environments in which suitable balanced growth over a period of years may be realized." In other words,the maxim"a rising tide ultimately lifts all ships"is appropriate,because — what is good for one sector of a community will likely benefit other sectors, and because job creation or company relocations in one municipality can ultimately induce job creation or company relocations in another. There are also many aspects to economic development. They range from business attraction to employee training opportunities, site selection assistance, and developer solicitation, as well as expansion and retention of existing businesses (i.e. not focusing just on gaining new businesses). Therefore economic "growth" also encompasses "evolution," because some businesses have to transform themselves in order to stay viable. — Allied with the concept of an economic development plan is the idea of a community marketing plan or a public relations strategy in order to promote the Town to others. The Town wishes to establish and maintain a balanced economic base, and thus needs to create a mechanism to facilitate arriving at a consensus regarding economic development. Economic development strategies and plans depend on special studies, including real estate market evaluations and economic feasibility,to implement. The Town would also need to develop a policy about economic development incentives it would be willing to consider granting. The Town should also utilize all available federal, state, and county programs, as well as economic development corporations that are quasi-governmental in sponsorship, to facilitate creation and ongoing support -� of an economic development program. The Town needs to consider various options open to it in order to encourage economic development. — It may need to hire someone,or engage a consultant,to decide what kind of economic development it wants, and particularly to devise a plan to help seek out commercial development along the I-25 — corridor and other commercial corridors in the Town. P. Downtown Revitalization Plan ^ Because the Town has a traditional downtown, also known as a Central Business District (CBD), this is a special form of an economic development need and opportunity that should have its own plan in addition to one that would be devised for the community as a whole. The Town is currently working in steps toward the realization of a downtown revitalization plan. Please refer to the Downtown Mead Vision Workshop Summary dated April 15, 2004 for details about strategies and further studies or plans that would be needed,such as streetscape improvements, design standards, and the like. -118- .. ..•••••• Q. Historic Buildings, Structures, and Sites Preservation Plan The Town needs to consider whether there are certain historic buildings, structures, or sites that should be considered for preservation and/or restoration as appropriate in the Town or in its planning area. If so, a plan to implement such a goal would need to be prepared and adopted. Elements of a such a plan could include, but are not limited to, historic landmark designations, historic districts, restoration grants, preservation through architectural, building materials, and color regulations, adaptive reuses, and the like. Elements of this topic could be incorporated in other implementation tools. The Town should consider adopting such a plan if there is a community consensus to do so. R. Capital Improvements Plan A capital improvements plan (CIP), sometimes also called a capital improvements program, is a formalized plan that a community uses to coordinate its public improvements needs with its funding mechanisms. "Public improvements"means not only the construction of new buildings, structures, and infrastructure,but also major rehabilitation or replacement of existing buildings,structures,and infrastructure. Capital improvements projects can also include vehicle purchases and other large- .— ticket equipment items that do not have as long a life as an actual building or structure, if the community desires to program them as well. Coordination of actual infrastructure work itself is also a goal of a CIP. For example, it would be wasteful or illogical to plan to replace a sewer main in a street the year after it was newly repaved, which could happen if public works projects in a municipality were worked on in isolation. A CIP is typically a 5-year document, which is updated annually. The basic objectives and benefits of a CIP are: 1. To relate public works construction to the Town's goals for community growth and development; 2. To balance needs and desires for new projects against the continual need to repair and replace existing infrastructure, since new projects will automatically add to the overhead of infrastructure to be maintained once they are completed and put into use; 3. To program public works projects over a number of years, thus avoiding extreme fluctuations in the rate of spending and allowing a stabilization of the tax rate (except for major one-time building construction); 4. To prioritize competing capital improvement projects in terms of need, benefit, and affordability, as well as to determine if spending certain funds now will save a greater expense in the future; 5. To relate the Town's financial resources to proposed public improvements so that realistic means of financing may be scheduled in advance of actual need; 6. To provide the Town's government and citizens of the community with a means of visualizing and anticipating the long-term needs of the community; and 7. To assure that proper planning and coordination of projects will occur well in advance of actual construction so that maximum benefits from the money spent are obtained. -119- f r A CIP could be used as one of the criteria for judging the timing of proposals for bringing new ^ - developments into the Town. If development wants to go somewhere where it would be injurious - to a project in the CIP, it should mitigate that injury. Or,if development interests want participation by the Town in capital improvements, they will have to either wait until the CIP provides for such participation, or install the improvements themselves. The Town should adopt a CIP as the complexity of its assets and the size of the community grows. An example of a type or component of a CIP would be a wastewater system study. S. Impact Fee System The Town has had an impact fee system in place since 1999(collections first started being made in 2000), which was revised in 2001. The sy stem collects fees from new development for the following nine elements: 1. Storm Drainage 2. Transportation 3. Open Space 4. Police Protection 5. Municipal Facilities 6. Park System 7. Recreation Center 8. Downtown Revitalization 9. Capital Equipment. The impact fee system does not include land dedication,or cash in lieu of land dedication,for school sites,or water or sewer tap-on fees,which sometimes are considered to be impact fees,but are really — not. The impact fee system should be regularly reviewed for appropriateness of the amounts charged and to reflect the Town's goals and objectives that are expressed in the MCP. T. Boundary Agreements and Other Intergovernmental Agreements — A community that has boundary agreements with all of its potential adjoining municipal neighbors — can develop a planning area that maximizes the benefits of a comprehensive planning process, because the community knows where its ultimate borders will be. Boundary agreements then automatically become part of the annexation review process,because potential applicants will know to which community they must petition for development. The Town currently has no boundary agreements, but desires them. -120- r. Intergovernmental agreements (IGAs) other than boundary agreements that relate to development are also important to a community. The Town has had in the past an IGA with Weld County that related to development and urban growth areas, since Weld County is active in appr oving development projects in unincorporated areas adjacent to municipalities. IGAs have also been proposed for such intergovernmental issues as transportation improvements(e.g. WCR 13 and reliever arterials), 1-25 corridor design standards for commercial projects, and the like. The Town currently has no IGA with Weld County or other municipality on any of the above- , mentioned topics. The Town has IGAs with non-municipal units of government, such as sanitation districts, water districts, fire protection districts, and school districts, for specialized issues or projects. • rte. r• r. Y.\ nos r. r1 r, -121- f Section X. Comprehensive Plan Monitoring A. Review Cycle The MCP is based on variables that are dynamic and whose future direction cannot be accurately predicted. Ac cordingly, such variables as development trends, demographics, and economic conditions should be periodically compared against the MCP's assumptions and recommendations. Based upon this periodic review,modifications to the plan elements maybe necessary to ensure that the MCP is kept current and accurately reflects the community's vision and needs. It is generally recommended that the plan should be reviewed annually,with a more in-depth review and adoption �`, of any necessary updates every five years, unless other circumstances arise that drive a need for revisions in the interim. ea. B. Types of Amendments There are three principal types of amendments to a comprehensive plan. One is an amendment to the language of the plan, and/or the graphical depiction of elements associated therewith, such as transportation network designations. This is known as a text amendment. Another is an amendment intended to change the land use designation of a parcel in the Land Use Plan. This is known as a map amendment. Finally, there is an amendment to alter the boundary of the planning area(MAI), which is also known as a map amendment. The criteria to be used in judging the merits of a proposed MCP amendment include, but are not limited to, the following: 1. Does the amendment implement one or more of the goals, objectives, or policies of the MCP? r 2. Does the amendment have detrimental impacts on the Town's existi ng, planned, or already committed services and/or facilities? 3. Does the amendment have detrimental impacts on the existing or planned transportation network? 4. Does the amendment comply with locational criteria set forth in the MCP, i f applicable? 5. Is the proposed amendment clearly superior to that which is currently contemplated by the plan? C. Statutorily-Required Amendments If the State Legislature adopts any new laws which affect the scope, provisions, or effectiveness of the MCP,then the Town should review and revise the MCP in concert with such legislation as soon as possible. -123- x" D. Development-Initiated Amendments If an annexation petition or other development proposal is received which is not covered by the MCP or is contrary to any provision thereof, and the Town Board determines that it is in the best interests of the Town to approve such petition or proposal, then the MCP shall be concurrently amended as applicable to take into account such annexation or development. The petitioner/developer shall be required to fund the cost of the amendment process. E. Town-Initiated Amendments If the Town Board determines that any changed circumstance results in some portion of the MCP no longer being appropriate, accurate, or reflective of the community's vision and needs, then the Town shall have the authority at any time to initiate an amendment process to take into account such changed circumstance. -ti a a .01 -124- Section XI. Adoption of Comprehensive Plan on. A. Public Involvement Process The Planning Commission serves as the primary initial review body of the adoption of a comprehensive plan or any amendments to it. It is authorized to create a comprehensive plan(also known as a "master plan") under Colorado law (C.R.S. 31-23-206). The Commission may hold as many meetings as it deems necessary or appropriate to review the issues and proposed text,exhibits,and illustrations of the plan,pursuant to the direction of the Town �• Board. All meetings of the Planning Commission are open to the public, and public input to the process can be obtained in that manner. The Planning Commission or Town Board may choose the methods of publicizing the review process in order to encourage more public participation and increase awareness of the process. It may decide if additional forums in which discussion and public involvement should occur, where and when draft text,exhibits,and descriptive matter are displayed or made available for review,and any follow-up activities that may be deemed necessary. At all times throughout the process of developing or amending the plan,both oral and written public comments shall be accepted, and written comments made available for the public to view. The Planning Commission is required by State Statute to conduct at least one public hearing on a comprehensive plan or any amendment thereto prior to its final adoption(C.R.S.31-23-208). It may conduct more than one public hearing if directed to do so by the Town Board. A public hearing is not the same as a public meeting, as the former has specific legal notice requirements. In addition, pursuant to the provisions of C.R.S. 24-32-3209-(2), the Town must give notice to all municipalities located within three miles of the existing Town limits of any public hearing held to consider a comprehensive plan or an amendment thereto, and to provide them with a copy of the proposed document. Such municipalities may file written objections to the plan at any time, up to and including thirty days after the adoption of the plan. If requested by that municipality,the parties must participate in a maiiation process over the dispute, but the medition is not binding. Any such objection cannot prevent the adoption of a plan or an amendment thereto. The Town Board serves as the final review body in this process. The Town Board is not required to hold a public hearing in order to conduct its review, but it may do so. B. Adoption of the Plan or Any Amendments The Planning Commission by State Statute must adopt a comprehensive plan or an amendment thereto by resolution, by an affirmative vote of not less than two-thirds of the entire membership of the Commission. This is done after the requisite public hearing. An attested copy of the plan or the amendment thereto that was voted on must be certified to the Town Board (C.R.S. 31-23-208). e" -125- The comprehensive plan or an amendment thereto must then be approved by the Town B oard (C.R.S. 31-23-208). The word "adopt" in the first paragraph in this section is recommendatory in function, as the Planning Commission cannot adopt a comprehensive plan by itself. Under state law,the Weld County Board of Commissioners has the authority to approve the Town's comprehensive plan, if they choose to exercise that option (C.R.S. 31-23-208). After approval by the Town Board of the comprehensive plan or an amendment thereto, it is filed with the Weld County Clerk and Recorder's Office (C.R.S. 31-23-208). At that point the plan is deemed in effect. The purpose of recording the plan is to give notice to the public of the existence of the plan, particularly those purchasing land within or adjacent to the Town with the expectation of proposing development thereon. ^ C. Publication and Dissemination of Document -� The Town Board may authorize the printing and publication of the MCP, its format, the number of copies to be printed, and the cost to be charged for purchase of copies of the MCP. A copy of the MCP will be on file at Town Hall for public viewing, and the Town Board may arrange for copies to be disseminated to libraries, other units of government, and other entities as the Board deems appropriate in order to make the plan more accessible. ^ -126- Table I. " n Population Growth, Households, and Housing Needs A. Historical Population Growth and Households Year Population Households 1910 114 n/a 1920 145 n/a 1930 152 n/a 1940 191 n/a 1950 186 n/a 1960 192 n/a 1970 195 64 e% 1980 356 137 1990 456 151 2000 2,017 663 2004 (est.) 2,200 730 (beginning) Census data indicates that the average household size in Mead is approximately 3.0 persons. This is a common figure across the country, so Mead is considered typical in this respect. The 2004 estimate is based on the following dwelling unit building permit issuances(note that some of the 40 permits of 2000 would have already been included in the 2000 census figures,and that not all of the 2003 permits would have had their homes finished and had occupancy certificates received by the beginning of 2004): 2000: 40 ... 2001: 16 2002: 5 2003: 64 B. Projected Population Growth, Households, and Housing Needs The following methodology was used to calculate the potential ultimate population of the Town based on the land uses in its planning area(MAI). The MCP does not project an annual or average rate of growth or a given population expected to be reached by a given year, as these types of statistics are highly variable, dependent on the market. The figures given are for ultimate population, whenever that might occur. "Population" here means only residential population, and not day-time population, representing employees working in and visitors to the community. r First,the projected acreage of each of the seven residential land use categories(because agricultural land use,although having a residential component to it, is assumed to be the equivalent of the Ver y Low Density Residential category) was multiplied by a factor of.7. Generally, it can be assumed -127- „." that 20% of any development parcel is given over to streets and stormwater management facilities. ^ ^ In addition, a further loss of 10% of a parcel is a generalized factor to allow for the potential existence of floodplains, wetlands, steep slopes, or other undevelopable land. Obviously, some — parcels will lose more than 10%and some will lose less,depending on local characteristics,but the overall effect is assumed at 10%. Second, after the acreages have been reduced by 30%, they are multiplied by the MAXIMUM ^ number of lots that could be created under the range of density designated for that land use category (see Table II). Third,the resultant number of lots is assumed to be the equivalent of households, and that figure is then multiplied by 3, the average number of persons per household. The resulting figures are then totalled to arrive at a potential ultimate population, assuming no vacant dwelling units. The use of seven different density categories is assumed to provide for a variety of housing needs in the community over time. -. The calculations are as follows: Very Low Density: 11,035 acres x .7 = 7,725 acres x .4 du's/acre = 3,090 x 3 = 9,270 Low Density: 6,541 acres x .7 = 4,579 acres x 1 du/acre = 4,579 x 3 = 13,737 Medium Low Density: 2,519 acres x .7 = 1,763 acres x 2 du's/acre = 3,526 x 3 = 10,578 Medium Density: 1,293 acres x .7 = 905 acres x 4 du's/acre = 3,620 x 3 = 10,860 Medium High Density: 3,838 acres x .7 = 2,687 acres x 6 du's/acre = 16,122 x 3 = 48,366 High Density: 355 acres x .7 = 249 acres x 8 du's/acre = 1,992 x 3 = 5,976 Very High Density: 49 acres x .7 = 34 acres x 14 du's/acre= 476 x 3 = 1,428 Total 100,215 The likelihood that Mead will grow to approximately 100,000 people, however, is very slim. The ultimate population will be less, although by how much is not readily calculable. There are numerous caveats to the above calculations, as follows. 1. There are certain portions of the planning area that may never be annexed into the Town. 2. Not all land use categories will be developed at their maximum density. 3. Some population densities may ultimately be lower in areas with future revisions to the MCP, or due to policy decisions of the Town for residential projects. ^ 4. Estimating the amount of land that is unbuildable, such as floodplains and wetlands, is a -- somewhat variable exercise, and the 10% factor used herein may be too low. 5. Park development will reduce the acreage used for homes. 6. Open space acquisition will reduce the acreage used for homes. 7. The establishment of school sites and other public facilities will reduce the acreage used for homes. 8. Some residential designations could be changed to non-residential designations (although the reverse could also occur). -128- It should be noted that the proximity of unincorporated subdivisions, or the possibility of such subdivisions being surrounded by the Town, means, however, that the functional effect of their population would still be felt although they would not be annexed. h . r-. r �" -129- Table II Residential Land Use Designations — Land Use Designation Lot Yields and Sizes 0-0.4 Dwelling units per acre Very Low Density (Yields 2.5 acre lots and up in size)0.5- 1 Dwelling units per acre — Low Density (Yields 1 acre to 2.4 acre lots) 1.1 -2 Dwelling units per acre Medium Low Density (Yields 0.5 acre to 0.75 acre lots)3 -4 Dwelling units per acre Medium Density (Yields 10,890 to 14,520 sq. ft. lots) 5-6 Dwelling units per acre Medium High Density (Yields 7,000 to 8,712 sq. ft. lots) -. 7-8 Dwelling units per acre High Density (Townhouses and lots in new urbanism projects) 9- 14 Dwelling units per acre Very High Density (Condos and Apartments only) --h -130- Table III Land Use Distribution (in acres) es Planning Area 1 2 3 4 5 6 7 8 9 0— Type Total Percent Waterbodies - 9.5 154.0 26.8 136.8 197.9 302.5 180.8 101.2 1,109.4 3.61 I Parks(I) - 21.1 60.3 - - - - 0.3 - 81.8 0.27 �. Open Space(2) - 65.4 -- - 8.1 - - - - 73.5 0.24 Agricultural(3) .. - - - - - - - - 0.0 0.00 e-, Public - 5.0 0.8 20.8 - 81.2 - 18.7 - 126.4 .41 Use/School(4) Historic(5) - - 23.8 - - - - - - 23.8 .08 Neighborhood/ - - - 7.8 11.3 - - - - 19.1 .06 '', Village Commercial Downtown 19.2 - - - - - - - - 19.2 .06 e-, Commercial r-. r. General - 237.6 12.0 561.0 111.5 96.5 366.2 408.5 46.6 1,840.0 5.98 ,,,„„, Commercial r, Office - 38.6 - - - - - - - 38.6 .13 "'", Business Park - - - - 142.8 210.6 382.7 226.0 512.0 1,474.0 4.79 rIndustrial - 9.1 - - - - - 316.6 - 325.7 1.06 i,. Very Low - - 3,476.4 2,133.1 142.8 - - 724.7 4,558.2 11,035.2 35.87 Density 00'N Residential r Low Density - 573.5 1,519.8 1,079.5 484.5 - 1,606.6 1,277.4 - 6,541.3 21.26 Residential i. Medium Low - 168.7 - - 85.6 97.7 - 1,121.9 1,045.3 2,519.1 8.19 Density /N Residential r-, Medium Density - 485.6 485.2 - - - 162.7 158.9 - 1,292.5 4.20 Residential Medium High - 101.1 - - 118.6 1,241.3 199.1 797.4 1,381.0 3,838.4 12.48 Density r,• Residential High Density 0.3 94.4 - - 3.4 - 256.9 - 355.0 1.15 Residential Very High - 16.5 23.7 - - - - 9.0 - 49.3 .16 P' Density Residential -' r' ,.. -131- 1 2 3 4 5 6 7 8 9 Type Total Percent Total 19.5 1,826.3 5,756.1 3,829.0 1,245.2 1,925.2 3,276.6 5,240.3 7,644.2 30,762.4 100.00 Notes: *All acreage figures are approximate to account for land consumed by differing widths of roads. Acreages were calculated by a GIS system. 1. Represents current acreage only for public parks, and not for private HOA parks or ^_ landscaped entrance features. This amount will increase as parks are created with development, and acreage in other categories will decrease accordingly. 2. Represents current acreage only of dedicated open space, and not open space corridors and the like projected on the land use map for the future. This amount will increase as open space is acquired, and acreage in other categories will decrease accordingly. 3. All agricultural acreage is placed in the very low density residential category for methodological purposes of calculating potential ultimate population. This table does not attempt to quantify a density distinction between the two. 4. Represents current and committed acreage only for public facilities and schools. This amount will increase as public uses are established, and acreage in other categories will decrease accordingly. 5. This figure represents the Highlandlake area and its cemetery only. If portions of the original Town are designated as a historic district in the future, this amount would increase, and acreage in the relevant residential land use category would decrease accordingly. 6. Additional neighborhood-scale shopping areas could be created that are not now specifically designated on the land use map, and accordingly, this amount could increase and acreage in other categories would decrease. In all areas depicted as "striped" on the Land Use Plan Map, which could be one of two different densities, the underlying land use was employed for the compilation of this table. The approximate total size of the Mead planning area (MAI) is 48 square miles. -132- ^ Tom— ��1.>f■ C+:�=.�••��' I ■ .i •re I Win JOHNSTUWN A: ° �) TDI ��R" � ,/ IOL k tall SCHOOL DISTRI � � s 1;Aua 1 ,� y T.r ,+ - M- raffia [.t.�. - • Para II _` C NTY ROAD JRit :Kra: 11:' illifilikr_ / Xi lk-7- * , .�II/ FA Immillakitorwil a !• j I weA► I I C. Ntt ROAD.w 'a'; % '' -��II\iI��Sy_ `I �� ,� �C.� r lh • Thief° .ate;: ��:� �lir quill, sp. 1 L _ EflEe..._ Ii -T Sim iiiiilase tt ROAD ]• • iLA 1 1- ,N S. ■Wei ■� '_..,—,— ' k e1 r it;$ IF:±744:10.4gra I r IM illL - t P ROAD Dz \ `� ►`:AI■ -.0- 1111,E I `Ilta;r.u•..._( i. .7.- • ■ ; ' MOM Milialli "riffling i,41,11 lila 'ilillii r-'•7 rat edge mil I lag OS."Iiii?lc tot 11111111111Plillis in-I •N vi Is ' itudill niii;1111 -L3 •lu i.Illi eati' t!` _� _ .��'1 1\�ir_10� caoRAOD es I-!I _ '� • l ....,ir .„ _• D'gib:=, J.�/®....„. ..lias• - r ■ , e -- I ` INFLW �� rag ami VIM COUNtt ROAD ZR -mmoll .1 � Ir I I "1411, Ille• air--7/ell At ..,gted s. F r m, . N RD a. A I L- 04,-611.111(4,E-40116110107 .Lop d e_Allo sipiLierMr. bz.i.t4::':''' — _ la--a-- --JII Illi IMP rilital -I . : : i i III iris- 4, li.j rS -.tam' I Az 9 =fir n = ail" ap as 'I� At • 2 s11 g ii 7 i I E TI TOWN OF MEAD LEGEND LAND USE PLAN MEAD AREA OF INFLUENCE SCHOOL DISTRICT DISTRICT BOUNDARY BOUNDARIES ‘ill SEPTEMBER 27, 2004 1 a ci J R ENGINEERING SCALE: 1" = 4500' "'e'IS'1'Ea'r"' x 2620 East Preen Rw1&re 90•Fat Cckz CO 80525 970-49I- .Fax 970-49F9.984•xxw{e ngcon 111 - ti II Milli Inwoe km:iivi -1 it" 0 - rI r MI 41A-ay a i: LIT LE TH CMPSO ME �/1 .4IIIII:Irrar I - '�RI ER BAN .041111 rA• [.7 pp. _ b., . , -Ifil*Milt,w4, , ,,___„ I,. ' �L • NT'ROM ]B • se- us ��yr � 'ter �� Kg. ..4 illtettkirt. 1, NIT ,.IVNR • IN RI/ a- ILA r "1 r� rte ' •) ��►�►� 3 . \‘, I- ) i via. y�� ! I n .. nn ROAD]e ,,, a `.�, • FF��gl 1 & tip J . 1 L;�1 � It.\ Di Wall WTI ROM 3• ■R,L•)f . ir • II l��`II�� 1 .r.". OM .. .141,45 • CWN� ROM ]S , i�-.• X7,1!! ' flSr. _ ��j`itI. _A _��,c• ' tEill \■� A�1i► 1 . . __rzwiiymIlltilq ./ _bass auuwr ii bilL'. - h !JII . ��\ Ilieif i ten _ J.. CWNtt ROM]A erreE//�/ a e R CS a fit j " 't141 . § - Likeirior "A D Mil ..•• N ROD 1 ,sJ I: alltilMir.Y ( Y. Ji?J5L !4JItiII AS 4x• Htt 110 D]. Da: I ..III�§ N 1 1 � ll ja 1 3 s I M i i a TOWN OF MEAD LEGEND LAND USE PLAN MEAD AREA OF INFLUENCE WATERSHED BOUNDARIES DISTRICT BOUNDARY SEPTEMBER 27, 2004 ‘ii I R fit ENGINEERING SCALE: 1" = 4500' ALUI_ W°"°Is x2620 Fast Prevail Fbad sip m•Fal Cans,CO 80525 970-491-9fl18•Fac 9A-491-99B4•wmvp: n "liII " I e isTHOUI ;FIRE � _ " �ITECTIu' DIS RICT 'C (� Y& A-, rf,--- ;. -r- 4 i; -.'-‘igis- -,N, . !-T- _ 11 Al " rills..",„.. �, COUNTY � e• �� IIIIIW'' 5 1 uiisI ),P' L/A * 'T o r��ii: tip•,• q....-e �►gr� II H i Nn Row xkb: 14��I __ II\iioi i"i` i iI • t. " N Ltciflpi!4Jty L I .1- i_ rt_________ \ II! mkt iih. Nom. t �a=1 I l' I.' a�'1� NTT ROAD 3a ■.� -'. f� 5111�� `tlill L . nil • 1410 li i . t'..;i•E ell �r .; Fr w s #1 . Ai i g•'•,..441.1,40 11: PAC 4� ��'�' ..�:'h ■ .■iiiii_ i MO �� '',Ake.■ X11111-[ . � 1� � �,-_q..p. M0�INTA1 VIE FIRE allil- ►, !!t7T mit sag IW • 'Il� _ ��h�l _ • - :1�� i�` .I / x'_.11,. . , Ira, I YEAO z ■;-a OF INF7W �� cri I L iIL.r_d CWNiY ROAD 9E i r, �Nr. , b ..id , �¢l =.. N ROD 3. LL'0 i OOP Will.Pii 11::._ "lig ail agliapir .i. .:::;ii7 �, It ohs :u��/ ► rpormrommail T, � LU Y 11:/1 ii In: n. IttgA� ,a�� , n. 19 1�1N {1 ire_ �` INTT RO ��!.` I� NUri • m R s C ii I TOWN OF MEAD LEGEND LAND USE PLAN • I MEAD AREA OF INFLUENCE FIRE PROTECTION DISTRICT BOUNDARY DISTRICT BOUNDARIES SEPTEMBER 27, 2004 rl R J42. ENGINEERING 3 SCALE: 1" = 4500' lurr.ga..w. X 2620 Fast Pr sped Ra Sur.97•Fal Ccirk CO 8575 970-491-9:03.Fax 970-491-5934.w wj 9wn ti'f:SRa::I ' � — I F N• I g: § I F. I �.`. iJ (11 1 �`■�••i////D� 1 • / /f • / li ��' , 1 C• NTY ROM xill WTI �� 4II►�le� y�fi� Ty Rae• . ;. ) I Li IV OM MONS I I I i', CM J n AT OR IS p al �a�l 1 \ I ■mh I 5�� a ' 1 COON ROAD .,dit Cl TY ROAD 34 - a 1L �I ri �N � " COON ROAD 32 �\ HUNT= i►�'L ILCAvllllf.a� ��J:IY•ti.r■ii". p■l• ■ .■ _ I kat!IFr[ir__' ■ Vim MAN • �i�S�L it 1� .. �� ■■r_1■■/ COLORADO ea / .uu.C • __ TR CT �— '• -��1I� I - OF INFLUa �' 1r r, J L� MEAD A� � R• U.. .. � d COUNTY ROAD ?d ( - a ID WN RO..O a� .F K� COON' _.. .• fw-i �.� � !!� �� n/ it �I, al9•aa�� A In ! < 3 In z & y �_y�,t.�1A#�� ct idkrC.1 11 1'1: • ! I t 'Y �• CO.. .•. 1 i r ■ Y/I 46 rL �� NM'ROD 24 ■ i P a Cal) � G n 1 I 2 i I E I i TOWN OF MEAD LEGEND LAND USE PLAN il, WATER DISTRICT MEAD AREA OF INFLUENCE BOUNDARIES DISTRICT BOUNDARY SEPTEMBER 27, 2004 1 7 J42. ENGINEERING SCALE: 1" = 4500' ALLIL.E"I'� 'R: 2620 Fast Rom Ftal Sue.190•Fat Ccinz CO 9045 970-494-9003.Fax 97(M91- 4•wAw�ergipe rgcon 1St Ieilli:la VA • T iit5! TIL.10 SA ITATI• DISTRICT li All_ItrTIbTRLCT a Moat I� A Y,& ; - ; Ir N In } MO =ME' C- ‘ -4-1- . A-I A fa"...,...,..„. .aill rd..: 'I i , . Nn ROAD 38 , / .rni-n .C7. Iii ill 91'Fir Milititfart:- 1 b_ NV k_ a _ r___.. • lited'is gym.; 1 . i► � ��I A ►/ [N0 'slit?. \ vintabbalza�I ! Rn RDA� W ii .a h C RR ROAD]6 Ili .e ra�� . � 1 ]. Willr ipPlir LIP,silli:11A. Calf IQ ain ilk ii_ .,:w , . Milk- ''fir iY ROM) ]A Ili 11•J lj I 1 A\. ROAD . � 1 � Y1 �r rrr: �an , illill .11 e_ 'wig. : finr.e '.'erwral Stir Et1/476 i pig U I , :. I 11.711. . s •. .- � ��►i►t'�ii4.�.1111.�'I r♦\■�\ �loll• �■a. .II •/"1�_ . ..no silky.,_�V 0' fir•'/ �1 C- lilt_;!.'' li�iai - li I�\�— :gin`: 1 E ~i�� ._ A jj ill I illirldrir r-imi:9 :::::41g4 i linlim .a„,all • - : ii- frs-WIAM i -ter. � _ ��►,a ig II SE- 'A I N i F 1 �1 I 1111 ' ,.qa��, . �r.=.„„--ai IMN= {FI ,1 ■ Illi_I MEAD J ■A CY INFLU a o a . niiiiirill iiiiThnill f It -' , a . Fa 11.-a: � COUNTY ROAD 2B ( // a ..., si artiori \- Mr . .1 .c. IMP- 0, E Pan reff ;0 8 - _ oi 3 'I pipplit."*ICIA, o rag lo•Al es ct i ram(..'Alva!Aligner_2.i....imerif ri i INN - ( IMF ,''�S!*� ��.�!/�■r ,. „pilk•si eet-•, • sa7: rat.if ii $ mii li r I_ IOM S$�i Ay � ,■■o- .. 1 9 JIM, eI. �•. § . MY Vim'I an n LIN.' ig MINI la 7 sIII 0. as S a i 15 TOWN OF MEAD LEGEND LAND USE PLAN MEAD AREA OF INFLUENCE 208 BOUNDARIES 10, DISTRICT BOUNDARY (SEWER SERVICE AREAS) SEPTEMBER 27, 2004 2 J•R ENGINEERING SCALE: 1" = 4500' A■+rrrdurr 2620 East Proved Fted,Sup 130. Cabs CO 81525 x 970-491- .Fax 970-49l- 4•w#Ag fflrgmn TOWN OF MEAD LAND USE PLAN ram i,4-\ //R[ /A oF olefin Mf Mcf — COUNTY ROAD 40 .R .�,waw xs COUNTY ROAD 40 LO U a u ' a Ie e� iC y / „ T L v v IC = rc mAlEAL -r CAJUN RJAU 33 A — w' - Vi` IL IR LEIUNO ROAD 36 _ COLAKE ICelE IN A 12,00 34 224 ,, I I it ilk Ctmt"ROAD 34 '� a { s ' S Lt ® cc MI Fo _ o CGUNrr ROAD 54 U / I 111 Ratio 34 u `P >A." ` a a D s a ,e • SwRET e w P P A I ,R. ( LAKE F ffI 7jif 5 INN/)- ill ,. tee€ .i� — , .I at 'Pi's' EP imirtrWIr ti / 44 ale a "BSI - . � ; tow ^-_________\_. / aSO OA / f / ,^.N,INTY ROAR RP COUNT" 0040 -9 / w a f 's� a e 1 & nat. L _m momv •• ,. 3 m� g w ,Ln ST•W COUNT. ROAD 26 - COUNIY ROAD 25 fT.MAC P'. i' cr o 2 ." ant es i.-- A ` COLORADO 1 9 u u • CCIMIR Roan Je 4 TTT� 2000000o O 2100 4000' LGEND 15! gR Aar5. ,'ONUS & RLSLVOIR N- ) IMIIINIMMI PAUL C FA 315 8 8 ACRES) 0 i OPEN SPACE 0 a AGRICULTU I 111035.2 ACRES) 1 --H s P FURL O UILE S„H OOL )12t, 4 ACRES] C i - H'STOR'C o 8 ACRES/aws NsIGHHORHO)D OP VILLAGE COMMERCIAL (la t ACRES ODAINTOVM SOMBER/1AI 192 ACRES) MI MI MEM O NERAL COIAMERT COMMERCIAL (1.840.0 ACRES) O RICE ( c I >P_,' 1 NJSINEEL PARK 1 474D ACRES/ ��A MM1=1 _ IND ISIHI4L 5Z ',ODES/ it _i I NOTE FE? LOW D NS T RESIDENT (8,035.2 ACRES) �� an �� U L ,......p. Ir., �¢ DENSITIES I TT 1) IU PC IN Af L GROSS o y (225 JFD IT ERC IOCNTIAL t 1 1 ACR ) �A Sr 1_ &a ��ii DENSITIES ONLY ANC DO NOT ACCOUNT 2 MEDIUM LOW E.ENSI Tv RESIDENTIAL (2 Au ACRE , I11 ACRES', _ i � �' FOR SUCH U AS RIGHT OF WA _ �� DEDIC ATIOIJ AREAS WA IT ACII 111E- OR r S 5 KILDA. DEETI IT PESIDENTI AL 242.5 ACRE) �l ii� UNBUILDABLE _ =FU AND 'GE MEDI ar H . 'LANs TA REB IEN'IAA 138184 ACRES) = M �� • 1 j/ II DESIGNATIONS ARL UCNL1 ALILCJ ONLY _ 5 DU 110 ACRE) �I I� i'p AND DO NOT GUARANTEE LOT SD IF FOR (T CH He 111.9.21- ��l�Tr RE SIDhq nAL 3,5.0 ACRES. _ IMII r 91 ANA GIVEN PARCEL _ /FR HIGH 00551(5 PLSIULN DAL (49.2 ACRES) �. E9 IS DU 489, -' s.L P r IIRC PORK .� rL v4� TOWN OF MEAD (OWN ANN RATIONS (/UPBEAT UNPLAT TED, WELKER AFL Ot - L=ND USE PLAN ci //� MEAD AREA GE INFLUENCE a sr (RAIN SIRE PARK FM6EB 27, 2(.04F ST NRAIN SAW to Dui, DISTP.IC- m en m 0 pR ENGINEERING 0 a / Alrw,cdgny ou cit ORIGINAL PLATTED FCNM AREA X (SCALE 1•=400) 3iA East FILM Ru4 SIB B)•Ful Cells W BR25 910-1AI-980B•Fax 9b-a91-4781•Awlyeigcergcvn �,. � - a g lilt re • e. © M .4Ow r• 9 rp ,r ROAD,. I.�d, ., . / 2 . g - =, ,___ _. .1. t -. I , _ • _ _, 2 2 �._ s ,c.mr..o.v�. Illi ROAD w >F . ' z �� - - '\ 3 - ie'1Mr, 4x`•�� a. 8 i m Sri.;- 8 'CWvir P010 gg :it' Fit • • /// C 1 111 j / /O j 1. ff • - �1 '! --- fair,Nets sewo aT P+�„.� a / ci*`a ,__ a, �� r IS E 80 Mil -' a $ :; a - „•J°4 r! ., -.p"s� tams awe i. n - ••f . k,. � : " S7-1 1 NOTES: i 1. FP = FUTURE AREA PARK(S) (NOT LOCATION, NUMBER OR SIZE SPECIFIC) I 2. STRIPED AREAS INDICATE THAT THE AREA COULD BECOME ONE OR THE OTHER OF THE UNDERLYING LAND USE CATEGORIES, OR A COMBINATION OF THE TWO. FOR THE LATTER. NO PROPORTIONING IS ASSUMED. N 3. STORMWATER FACILITIES NOT SHOWN BUT ASSUMED WITH ALL UNDERLYING LAND USES EXCEPT AGRICULTURAL AND OPEN SPACE. 4. LAND USES ARE NOT NECESSARILY PARCEL SPECIFIC, BUT SHOW GENERAL VICINITIES LAND USE OR DENSITY CHANGES MAY OCCUR AT LOT LINES OR STREETS/ROADS. DIMENSIONS OF LAND USES ARE NOT ABSOLUTE AND ARE SHOWN AS GENERAL INDICATIONS OF LOCATIONS ONLY. a 5. FUTURE OPEN SPACE COULD OCCUR IN ANY AREA, BUT ONLY EXISTING OPEN SPACE IS SHOWN, EXCEPT THAT OPEN I SPACE IS EXPECTED TO OCCUR ALONG WATER COURSES OR ADJACENT TO WATER BODIES. 1 6. EXISTING AND COMMITTED SCHOOL SITES ARE SHOWN; FUTURE SCHOOL SITES ARE ASSUMED BUT NOT SHOWN. 7. ALL SECTION LINES ARE SHOWN FOR BOUNDARY PURPOSES; HOWEVER, ROADS MAY NOT EXIST ON ALL PORTIONS OF = SECTION LINES. i 8. LOT LAYOUTS ARE SHOWN ONLY FOR FINAL-PLATTED SUBDIVISIONS. a 9. UNINCORPORATED DEVELOPMENTS OR SUBDIVISIONS ARE NOT NAMED. I TOWN OF MEAD LAND USE PLAN N a MEAD AREA OF INFLUENCE - PLANNING AREAS 3 SEPTEMBER 27, 2004 c E LEGEND SCALE: 1" = 6000' LAKES, PONDS (Sr: RESERVOIRS I i VERY LOW DENSITY RESIDENTIAL PUBLIC PARKS (0 - 0.4 DU/ACRE) S. i n I I LOW DENSITY RESIDENTIAL --�--- OPEN SPACE NOTE: S t I AGRICULTURAL 0.5 - 1 DU ACRE DENSITIES LISTED HEREIN ARE 05 I P I PUBLIC USE/SCHOOL I I MEDIUM LOW DENSITY RESIDENTIAL GROSS DENSITIES ONLY, AND DO E F>® HISTORIC (1 1 - 2 DU/ACRE) NOT ACCOUNT FOR SUCH ISSUES AS RIGHT-OF-WAY DEDICATIONS, 9g e NEIGHBORHOOD OR VILLAGE COMMERCIAL I v MEDIUM DENSITY RESIDENTIAL STORMWATER FACILITIES, OR V 771 DOWNTOWN COMMERCIAL (3 — 4 DU/ACRE) UNBUILDABLE AREAS. THUS LAND GENERAL COMMERCIAL MEDIUM HIGH DENSITY RESIDENTIAL USE DESIGNATIONS ARE GENERALIZED AND DO F>• OFFICE (5 — 6 DU/ACRE) GUARANTEE LOT YIELDS FOR R ANY •;$. , I BUSINESS PARK F>• HIGH DENSITY RESIDENTIAL GIVEN PARCEL g a:® INDUSTRIAL (7 — 8 DU/ACRE) i FP FUTURE PARK VERY HIGH DENSITY RESIDENTIAL MEAD AREA OF INFLUENCE (9 - 14 DU/ACRE) PLANNING AREA BOUNDARY t,, ,<.,<a TOWN ANNEXATIONS (CURRENTLY UNPLATTED) ST. VRAIN STATE PARK ST. VRAIN SANITATION DISTRICT g: rd J•R ENGINEERING 1 •tLJS,,dwrr t4N 2620 Fast Rospti Fted,Silt BO•Fat Cats,CO 8056 x 970-49F9839.Fax 9AF-491-920.wwx w ei a t MAPT \ AV • I I I _-_- AHJAIPN AV ,__ II _ I I IN\ l ( 1 n I / \ X \ VI iII e , i F I I N \ TOWN OF MEAD LAND USE PLAN E PLANNING AREA 1 SEPTEMBER 27, 2004 LEGEND LAKES, PONDS & RESERVOIRS I I VERY LOW DENSITY RESIDENTIAL PUBLIC PARKS (0 - 0.4 DU/ACRE) OPEN SPACE i I LOW DENSITY RESIDENTIAL SCALE: 1" = 100' t AGRICULTURAL (0.5 - 1 DU/ACRE) I P I PUBLIC USE/SCHOOL I MEDIUM LOW DENSITY RESIDENTIAL NOTE: HISTORIC (1.1 - 2 DU/ACRE) DENSITIES LISTED HEREIN ARE NEIGHBORHOOD OR VILLAGE COMMERCIAL I MEDIUM DENSITY RESIDENTIAL GROSS DENSITIES ONLY, AND DO EMLI DOWNTOWN COMMERCIAL (3 - 4 DU/ACRE) NOT ACCOUNT FOR SUCH ISSUES AS RIGHT-OF-WAY DEDICATIONS, GENERAL COMMERCIAL MEDIUM HIGH DENSITY RESIDENTIAL STORMWATER FACILITIES, OR OFFICE (5 - 6 DU/ACRE) UNBUILDABLE AREAS. THUS LAND ^_ i BUSINESS PARK mom HIGH DENSITY RESIDENTIAL USE DESIGNATIONS ARE GENERALIZED ONLY AND INDUSTRIAL (7 - 8 DU/ACRE) GUARANTEELOT DO NOT YIELDS FOR ANY FP FUTURE PARK VERY HIGH DENSITY RESIDENTIAL GIVEN PARCEL. e PLANNING AREA BOUNDARY (9 - 14 DU/ACRE) I TOWN ANNEXATIONS (CURRENTLY UNPLATTED) ST. VRAIN STATE PARK c ' "" ST. VRAIN SANITATION DISTRICT in. ENGINEERING •owsgalwr x 3520 Fast Rfsp01 Rted Sit 69.Fat Caine,DD 9A-4919BB11•Fax SN-491-M4 wayengneengorn T ' - • MARGIL . . ANNEXATION, G3 . LO N cr v. 1- z MARGIL FARMS I 4 W'e• T... L . I L , it it# GP.- i CO LAKENip 1! / HOLLO �j iii, Q+.44 Ell L40, _S 4-46.! I I- 11. VALE VIEW /\ Q h o Fr CC la _ EK:i t 47 # if° I LP tc- 0 V, CY RUN TH } MI - EK itilitut£ --). FEATHER RID ;a I 'twil 0 ESTATES i E� Ile�a/e�slr�an�e •••,� fliiiiiiiiili!a aii.IIII15< Illinli____ iiiiiliiliiii ,' � ozp l: I E3 ci i! TI 3 51 a SEPTEMBER 27, 2004 PLANNING AREA 2 a LEGEND SCALE: 1" = 1500' LAKES, PONDS & RESERVOIRS I I VERY LOW DENSITY RESIDENTIAL F>_ PUBLIC PARKS (0 - 0.4 DU/ACRE) a mass OPEN SPACE I I LOW DENSITY RESIDENTIAL NOTE: DENSITIES LISTED HEREIN ARE c F- I AGRICULTURAL (Q5 - 1 DU/ACRE) GROSS DENSITIES ONLY, AND DO I r I PUBLIC USE/SCHOOL I I MEDIUM LOW DENSITY RESIDENTIAL NOT ACCOUNT FOR SUCH ISSUES a HISTORIC (1.1 - 2 DU/ACRE) AS RIGHT-OF-WAY GH R-OFACILITIES,WY DADICARONS, E STORMWATER OR VILLAGE COMMERCIAL - I MEDIUM DENSITY RESIDENTIAL STORMUNBUI DAF AREAS. THUS LAND 9 tarni DOWNTOWN COMMERCIAL (3 - 4 DU/ACRE) USE DESIGNATIONS ARE 1 IIIIIIIIIIIIII GENERAL COMMERCIAL MEDIUM HIGH DENSITY RESIDENTIAL GENERALIZED ONLY AND DO NOT S OFFICE (5 - 6 DU/ACRE) GUARANTEE LOT YIELDS FOR ANY BUSINESS PARK al HIGH DENSITY RESIDENTIAL GIVEN PARCEL. g INDUSTRIAL (7 - 8 DU/ACRE) 1 FP FUTURE PARK VERY HIGH DENSITY RESIDENTIAL PLANNING AREA BOUNDARY (9 - 14 DU/ACRE) I 1 TOWN ANNEXATIONS (CURRENTLY UNPLATTED) ST. VRAIN STATE PARK g� '1ST. VRAIN SANITATION DISTRICT 1 J•R ENGINEERING f4 nammrwr x 2620 East Proved Fta4 Sit 60•Fat Caf4 CO 80528 5A-49F-9083•Fax 570-491-9984•wimje ghee gmn T • 28 J0. - COUNTY ROAD 40 1n n. O )O s'3.< Q 0 CC CZ 2 Cr )I- 2 D. Z Z 2ill D n O a 33 0. U 31 U 32 O . U. COUNTY ROAD 38 ,;, vIL, HO I 6 e Mtn, s; COUNTY ROAD 36 0 ' I HIGHLAND O_ LAKE NORTH COUNTY ROAD 34 3/4 i CREEK z 4 e , FI!! v l�ja< 111111 8 ri 0 .Oil COUNTY ROAD 34 -s _i-__ 1 Q 3pin cL ER 8 r_ =_ f a V . i~ ® I.islE n 0 ry' i �� COUNTY ROAD 34 � x , , i I $ TOWN OF MEAD LAND USE PLAN PLANNING AREA 3 1 SEPTEMBER 27, 2004 • 8a LEGEND SCALE: 1" = 2000' LAKES, PONDS & RESERVOIRS VERY LOW DENSITY RESIDENTIAL Nom: nomPUBLIC PARKS (0 - 0.4 DU ACRE) DENSITIES LISTED HEREIN ARE [. f..::o! OPEN SPACE I I LOW DENSITY RESIDENTIAL GROSS DENSITIES ONLY, AND DO l AGRICULTURAL (0.5 - 1 DU/ACRE) NOT ACCOUNT FOR SUCH ISSUES 6 I r 1 PUBLIC USE SCHOOL f I MEDIUM LOW DENSITY RESIDENTIAL AS RIGHT-OF-WAY DEDICATIONS, Ea /HISTORIC (1.1 - 2 DU ACRE STORMWATER FACILITIES OR DU/ACRE UNBUILDABLE AREAS. THUS LAND NEIGHBORHOOD OR VILLAGE COMMERCIAL 4 1 MEDIUM DENSITY RESIDENTIAL USE DESIGNATIONS ARE DOWNTOWN COMMERCIAL (3 - 4 DU/ACRE) GENERALIZED ONLY AND DO NOT 1 ROUE GUARANTEE LOT YIELDS FOR ANY GENERAL COMMERCIAL MEDIUM HIGH DENSITY RESIDENTIAL GIVEN PARCEL. s I_ OFFICE (5 - 6 DU/ACRE) I ® BUSINESS PARK HIGH DENSITY RESIDENTIAL INDUSTRIAL (7 - 8 DU/ACRE) I FP FUTURE PARK VERY HIGH DENSITY RESIDENTIAL PLANNING AREA BOUNDARY (9 - 14 DU/ACRE) 1 -n TOWN ANNEXATIONS (CURRENTLY UNPLATTED) r ST. VRAIN STATE PARK L '" LI ST. VRAIN SANITATION DISTRICT 1 To 1 J•R ENGINEERING X A Wary dw.M. X 2620 East Proved Wed Sate EC•Fa1 Cairn CO BOO 970-4,9196138•Fac 970-491-9984 womprigneern;ccm n 0 1._ 1 u COUNTY ROAD 34 !_11 u a 0 17 Z 16 18 A n I- Z pp O 4E R1 U Iii pi-A (---- e CO�RT HUNTER'S S-� COUNTY ROAD 32 RID b LI HI , \RfDN I I__ lig zi -I L 19 20 f�l 21 zJ Z A i Alla — I P SCALE: 1" = 2000' NOTE: DENSITIES LISTED HEREIN ARE GROSS DENSITIES ONLY, AND DO NOT ACCOUNT FOR SUCH ISSUES g AS RIGHT—OF—WAY DEDICATIONS, eg STORM WATER FACILITIES, OR i 7 UNBUILDARLE AREAS. THUS LAND USE DESIGNATIONS ARE GENERALIZED ONLY AND DO NOT GUARANTEE LOT YIELDS FOR ANY TOWN OF MEAD LAND USE PLAN GIVEN PARCEL. " PLANNING AREA 4 SEPTEMBER 27, 2004 LEGEND a LAKES, PONDS & RESERVOIRS VERY LOW DENSITY RESIDENTIAL PUBLIC PARKS (0 — 0.4 DU/ACRE) 1 er OPEN SPACE I LOW DENSITY RESIDENTIAL --- J AGRICULTURAL (0.5 - 1 DU/ACRE) rj I P I PUBLIC USE/SCHOOL MEDIUM LOW DENSITY RESIDENTIAL HISTORIC (1-1 - 2 DU/ACRE) s a NEIGHBORHOOD OR VILLAGE COMMERCIAL t MEDIUM DENSITY RESIDENTIAL DOWNTOWN COMMERCIAL (3 - 4 DU/ACRE) a GENERAL COMMERCIAL a MEDIUM HIGH DENSITY RESIDENTIAL OFFICE (5 - 6 DU/ACRE) I® BUSINESS PARK a HIGH DENSITY RESIDENTIAL I a INDUSTRIAL (7 8 DU/ACRE) FP FUTURE PARK a VERY HIGH DENSITY RESIDENTIAL PLANNING AREA BOUNDARY (9 — 14 DU/ACRE) a I .- .-.a TOWN ANNEXATIONS (CURRENTLY UNPLATTED) a I 1 ST. VRAIN STATE PARK r ' ' '7 ST. VRAIN SANITATION DISTRICT 1 s 1 i 3 P I a J•R ENGINEERING Aarryawrr x MO EPA Road Red SUE E•Fart Coins,CO 80525 970-49FM.Fax 9N-49199B4'wxw/ayeuEg n ____._ ti vs . i JI/ x I�i$ I YtT l tt CC' �I „,E 1. n 15 SINGLETREE ESTATE` A � �ICI� � EB U�R�ONCO RT EE / T� / E VJI CUT IGAN L 4 STATES 1r cr I H 1 { Val ET IL, z SL �, c z R i�'� Iz Nm l ER'S " ' � RE GE A / gl T - >� I I--__ �_�T � , ` wN1iESr HUNTS I Gcr.Ipbp / ,/ D—�'R 'OA �' I �. N s 'T i MULLIGAN I SE' RESERVOIR 22 I I to i to 1 � r e ND Imo' N N 0 1 t TOWN OF MEAD LAND USE PLAN $ PLANNING AREA 5 SCALE: 1" = 1200' tj SEPTEMBER 27, 2004 8 s LEGEND aR. LAKES, PONDS & RESERVOIRS I I VERY LOW DENSITY RESIDENTIAL 8 lin PUBLIC PARKS (0 - 0.4 DU/ACRE) I tan= OPEN SPACE LOW DENSITY RESIDENTIAL F- .i AGRICULTURAL (0.5 - 1 DU/ACRE) a I P I PUBLIC USE/SCHOOL I I MEDIUM LOW DENSITY RESIDENTIAL I a HISTORIC (1-1 — 2 DU/ACRE) a NEIGHBORHOOD OR VILLAGE COMMERCIAL a >-_- MEDIUM DENSITY RESIDENTIAL ea ® DOWNTOWN COMMERCIAL (3 — 4 DU/ACRE) a GENERAL COMMERCIAL a MEDIUM HIGH DENSITY RESIDENTIAL 1 a OFFICE (5 6 DU/ACRE) a ® BUSINESS PARK HIGH DENSITY RESIDENTIAL a INDUSTRIAL (7 - 8 DU/ACRE) FP FUTURE PARK ti VERY HIGH DENSITY RESIDENTIAL PLANNING AREA BOUNDARY (9 - 14 DU/ACRE) 3 I iTOWN ANNEXATIONS (CURRENTLY UNPLATTED) I ST. VRAIN STATE PARK "" " ST. VRAIN SANITATION DISTRICT i NOTE: DENSITIES LISTED HEREIN ARE GROSS DENSITIES ONLY, AND o DO NOT ACCOUNT FOR SUCH ISSUES AS RIGHT-OF-WAY J•R ENGINEERING DEDICATIONS, STORMWATER FACILITIES, OR UNBUILDABLE m AREAS. THUS LAND USE DESIGNATIONS ARE GENERALIZED At 4S_,ENGINEERING 5' ONLY AND DO NOT GUARANTEE LOT YIELDS FOR ANY GIVEN INOS PARCEL. 2fi20 East Prospect Pied SSA.130•Fat Calm OD 80.45 970-491JB83•Fax 9]0-491-3384•wetted 9ca^ T z 1s 11 :U Faj xi fit i If RA la 7 29 - FOSTER • SA RESERyOp ,---Y---N---- ANN 4 n v.! a COJNTY ROAD 25 ~ I tY I- L .'S .-VRAIN• :ST.: SCNOOL'�qISTRICT AtrNE5CAn6N • • 31 RESERVOIR 32 33 IQ )- - cd E,' COUNTY ROAD 26 - -, ( u ti, o o ST. WAIN 4. STATE PARK I F-3 o Hi o II SCALE: 1" = 2500' I I I TOWN OF MEAD LAND USE PLAN I PLANNING AREA 6 N SEPTEMBER 27, 2004 LEGEND LAKES, PONDS & RESERVOIRS i I VERY LOW DENSITY RESIDENTIAL mniim PUBLIC PARKS (0 - 0.4 DU/ACRE) t-sLj.„J OPEN SPACE I I LOW DENSITY RESIDENTIAL •Z I - I AGRICULTURAL (0.5 - 1 DU/ACRE) t I P I PUBLIC USE/SCHOOL I J MEDIUM LOW DENSITY RESIDENTIAL HISTORIC (1 .1 - 2 DU/ACRE) NEIGHBORHOOD OR VILLAGE COMMERCIAL mizzlii MEDIUM DENSITY RESIDENTIAL g mum DOWNTOWN COMMERCIAL (3 - 4 DU/ACRE) I GENERAL COMMERCIAL MEDIUM HIGH DENSITY RESIDENTIAL 2 OFFICE (5 - 6 DU/ACRE) a BUSINESS PARK HIGH DENSITY RESIDENTIAL a ® INDUSTRIAL (7 — 8 DU/ACRE) 8 FP FUTURE PARK VERY HIGH DENSITY RESIDENTIAL PLANNING AREA BOUNDARY (9 - 14 DU/ACRE) 1-. .r. rl TOWN ANNEXATIONS (CURRENTLY UNPLATTED) li 2 F`°` ` `I ST. VRAIN STATE PARK a 9;" ""'I ST. VRAIN SANITATION DISTRICT C. NOTE: DENSITIES LISTED HEREIN ARE GROSS DENSITIES ONLY, AND DO NOT 8 ACCOUNT FOR SUCH ISSUES AS RIGHT-OF-WAY DEDICATIONS, STORM WATER FACILITIES, OR UNBUILDABLE AREAS. THUS LAND USE DESIGNATIONS ARE F GENERALIZED ONLY AND DO NOT GUARANTEE LOT YIELDS FOR ANY GIVEN % PARCEL. 3 E. I e 1 1 J•R ENGINEERING Attrr.yawrrl x 2620 East Pro-sped Road,BItt2 91•Fart Coi$CO BOO 3N-49-9009•Fa(SA-49F99B4•wAwren eaE9can -A2 I ,i. L , 11,---Lm r-\NI I ) ,I l `I \ II RAD€MAD4ER /( - .ANNIXA710N /--I . . . . A! :. ' 25 30 L.A\ 29 '0 _— NE � h ' COUNTY ROAD 28 �• * - H 'I L.9f o 0 ® ME 05 o i- 38 CAL /, \ Cr ` o - / . . a v /, - �_ 31 1RFJ�'itART u PLAN / St 72-` COUNIY ROAD 26 VA o a V OS. ce o HIK >-H- - z SCALE: 1" = 2500' F TOWN OF MEAD LAND USE PLAN I PLANNING AREA 7 8 SEPTEMBER 27, 2004 LEGEND LAKES, PONDS & RESERVOIRS I I VERY LOW DENSITY RESIDENTIAL PUBLIC PARKS (0 - 0.4 DU/ACRE) $ I I OPEN SPACE I I LOW DENSITY RESIDENTIAL 1 I I AGRICULTURAL (0.5 1 DU/ACRE) r l PUBLIC USE/SCHOOL i MEDIUM LOW DENSITY RESIDENTIAL 1 imii HISTORIC (1.1 - 2 DU/ACRE) NEIGHBORHOOD OR VILLAGE COMMERCIAL I-- `..I MEDIUM DENSITY RESIDENTIAL d t,rr/J DOWNTOWN COMMERCIAL (3 — 4 DU/ACRE) mem GENERAL COMMERCIAL MEDIUM HIGH DENSITY RESIDENTIAL OFFICE F-', _. + BUSINESS PARK (5 — 6 DU/ACRE) a INDUSTRIAL (7GH 8 E DUITY RESIDENTIAL /ACRE) FP FUTURE PARK VERY HIGH DENSITY RESIDENTIAL PLANNING AREA BOUNDARY (9 - 14 DU/ACRE) t l TOWN ANNEXATIONS (CURRENTLY UNPLATTED) 1 r°'°'°'I ST. VRAIN STATE PARK c'" '"-"' ST. VRAIN SANITATION DISTRICT a a n NOTE 1 DENSITIES LISTED HEREIN ARE GROSS DENSITIES ONLY, AND DO NOT ACCOUNT FOR SUCH ISSUES AS RIGHT-OF-WAY DEDICATIONS, STORM WATER S FACILITIES, OR UNBUILDABLE AREAS. THUS LAND USE DESIGNATIONS ARE GENERALIZED ONLY AND DO NOT GUARANTEE LOT YIELDS FOR ANY GIVEN F PARCEL. I m 0 c I 0 e m 1 J-R ENGINEERING 5 AYrlmy/YIim X 2620 East Rasped Red We 90•Fat Cain CO 80525 970-49F9B®.Fax 970-4919984•w,wyayeangccm ~ Z z D O Olet F ROAD 34 oo In `r' P 13 to 17 74 LAKE THOMAS j r ' 'r'+!1® Grand View Estates Y i t9 CR a liksiTrPJr an � CC IIIIP -- 'Carat+l a FNrIT, r f 1 RADDAACHER .9 - .ANNEXATION . - ---^ I SCALE: 1" = 2500' I TOWN OF MEAD LAND USE PLAN PLANNING AREA 8 Ia SEPTEMBER 27, 2004 R LEGEND g LAKES, PONDS & RESERVOIRS VERY LOW DENSITY RESIDENTIAL F$E�� PUBLIC PARKS (0 0.4 DU/ACRE) r-----1OPEN SPACE I LOW DENSITY RESIDENTIAL I I AGRICULTURAL (0.5 - 1 DU/ACRE) m v l PUBLIC USE/SCHOOL I I MEDIUM LOW DENSITY RESIDENTIAL HISTORIC (1.1 - 2 DU/ACRE) I lam. NEIGHBORHOOD OR VILLAGE COMMERCIAL t xi MEDIUM DENSITY RESIDENTIAL 4 inn DOWNTOWN COMMERCIAL (3 - 4 DU/ACRE) GENERAL COMMERCIAL MEDIUM HIGH DENSITY RESIDENTIAL OFFICE (5 - 6 DU/ACRE) It 1 BUSINESS PARK nom HIGH DENSITY RESIDENTIAL x 1® INDUSTRIAL (7 - 8 DU/ACRE) a FP FUTURE PARK mom VERY HIGH DENSITY RESIDENTIAL PLANNING AREA BOUNDARY (9 - 14 DU/ACRE) t ,.. iTOWN ANNEXATIONS (CURRENTLY UNPLATTED) 1 ST. VRAIN STATE PARK I ST. VRAIN SANITATION DISTRICT x A NOTE: a. n DENSITIES LISTED HEREIN ARE GROSS DENSITIES ONLY, AND DO NOT F� ACCOUNT FOR SUCH ISSUES AS RIGHT-OF-WAY DEDICATIONS, STORMWATER c] FACILITIES, OR UNBUILDABLE AREAS. THUS LAND USE DESIGNATIONS ARE I GENERALIZED ONLY AND DO NOT GUARANTEE LOT YIELDS FOR ANY GIVEN PARCEL. 5 il I a N T. g 111ENGINEERING a AIWIlrraiwrr x 2(120 Eat Prccped FIcEd Stria 190•Fat Ca 00 80E25 97U-49H9889•Fax 9A-49F99B4•wompen 5 COUNTY ROAD 4O -.� 0 o c '�r Q Q O N CC O a_ K r > i Z 31 Z 32 Cr 0 x - L., 0 0 E.- o 0 Q E o x r z 0 0 4, %/ iA —alia - ----_._• 1 6 5 H �� W i �J Z 436 UN on az e Q < ' 13 O K CC Q r H O H Z LY Z D r U 1 n 1 ROAD 34 , o ct !tom ll Pig P tSCALE: 1" = 2500' 8 N TOWN OF MEAD LAND USE PLAN PLANNING AREA 9 oi SEPTEMBER 27, 2004 • 1 LEGEND il LAKES, PONDS & RESERVOIRS I I VERY LOW DENSITY RESIDENTIAL �, a PUBLIC PARKS (0 — 0.4 DU/ACRE) a r + OPEN SPACE I I LOW DENSITY RESIDENTIAL I I AGRICULTURAL (0.5 - 1 DU/ACRE) a I r I PUBLIC USE/SCHOOL I I MEDIUM LOW DENSITY RESIDENTIAL a MIM HISTORIC (1.1 - 2 DU/ACRE) li NEIGHBORHOOD OR VILLAGE COMMERCIAL =am MEDIUM DENSITY RESIDENTIAL 1 gari DOWNTOWN COMMERCIAL (3 4 DU/ACRE) GENERAL COMMERCIAL a MEDIUM HIGH DENSITY RESIDENTIAL OFFICE (5 6 DU/ACRE) F. .u<s BUSINESS PARK a HIGH DENSITY RESIDENTIAL j ® INDUSTRIAL (7 — 8 DU/ACRE) a. ce FP FUTURE PARK a VERY HIGH DENSITY RESIDENTIAL PLANNING AREA BOUNDARY (9 — 14 DU/ACRE) 1 TOWN ANNEXATIONS (CURRENTLY UNPLATTED) 1- ° "1 ST. VRAIN STATE PARK a e""'--''1 ST. VRAIN SANITATION DISTRICT I NOTE: DENSITIES LISTED HEREIN ARE GROSS DENSITIES ONLY, AND DO NOT ACCOUNT FOR SUCH ISSUES AS RIGHT-OF-WAY DEDICATIONS, STORMWATER FACILITIES, OR UNBUILDABLE AREAS. THUS LAND USE DESIGNATIONS ARE GENERALIZED ONLY AND DO NOT GUARANTEE LOT YIELDS FOR ANY GIVEN PARCEL. a I I J•R ENGINEERING AlluiskliiyalWasile 2620 East Rospet Road,Stile 130-Fort Cabs,CO 80.45 sro-491-set•Fag sro-491-9961•wxw{ageeicUcan Homeowners, Eden's Reserve Subdivision Mark&Jackie E berl 2672 Grace Way Mead, CO. 80542 July 30, 2006 Weld County Department of Planning Services 4209 CR 24.5 Longmont, CO 80504 RE: Case Number PZ-1103 Liberty Properties LLC c/o Kenneth&Connie Williamson We are homeowners in Eden's Reserve Subdivision just to the east of the proposed plan. We are asking you to consider our concerns in this planning process. The parcel known as "Out lot F"is slated for commercial zoning. This zoning is not compatible with the residential and agricultural setting in the immediate area, especially, due to the low density here. There is soon to be an enormous amount of commercial land available along the Highway 66 corridor,therefore,there is not a great need for this intended strip of commercial use. The developer has indicated that their intent is to build smaller, but quality, single family homes in clusters of small lots, but with sufficient open space to create a park like setting. This idea is much more compatible,not only to the Liberty P.U.D., but also to the surrounding area and,..... does not require commercial zoning. We hereby request that the commercial zoning for out lot F or the entire strip between the property west of the I-25 Arterial and the railroad tracks be zoned: R-2." Thank you for your concern in this matter. Best Regards, te `C `t < 7 'Mark A. Eberl, 2672 Grace Way 2'44:11 (r 7, t ,:za = Jacquelyn A. Eberl, 2672 Grace Way F+r 1 John Vittetoe, 2680 Grace Way lJ - (-,1/. ,`5-4- Vernie Vittetoe 2680 Grace Way Kris Wilson, 2676 Grace Way Jim Wilson, 2676 Grace Way 6w S Curt Schrick 2684 Grace Way Sal Denene Schrick 2684 Grace Way , Mark Skelton Grace Way —26fZ_ __ —\\ Derek Skelton Grace Way -'L6n2 )L. EXHIBIT S: c Weld County Planning Department SOUTHWEST BUILDING Chris &Belle Conway JUL 2 7 2006 2696 Grace Way Mead, RECEIVED CO 80542 July 24, 2006 Weld County Department of Planning Services 4209 CR 24.5 Longmont, CO 80504 RE: Case Number PZ-1103 Liberty Properties LLC do Kenneth& Connie Williamson We are in objection to the proposal by Liberty Properties LLC for the development of the property known as: NW4 of Section 21, T3N, R68W of the 6th P.M., Weld County Colorado. Our property and subdivision, Eden's Reserve, is located just east of the proposed development and consists of 3+ acre estates. The estate theme is consistent with the major subdivisions located in the south Mead area along CR 7 between SH 66 and CR 34. The proposed development is not consistent with the surrounding properties and it is highly likely that it will affect the value of the adjacent properties. While development is inevitable, we believe a viable plan would be for allowing increased density subdivisions in the center of Mead with decreasing density in the outlying areas. A development of 2 to 5 acre lots would complement the existing subdivisions and continue to make Mead a location of choice for its country atmosphere and mountain views. All of the following subdivisions were designed with the 2-5 acre estate or horse property theme: • Hunter's Ridge • Hunter's Ridge Estates • Eden's Reserve • Mulligan Lake Estates • Vail View Please consider modifying this development proposal to maintain the country atmosphere of Mead's surrounding subdivisions. Sincerely - n Christopher J. Conway Belle R. Conway EXHIBIT Hello