HomeMy WebLinkAbout20060945.tiff NOTICE OF
FINAL READING OF ORDINANCE
Pursuant to the Weld County Home Rule Charter, Ordinance Number 2006-4 was introduced on
first reading on April 10,2006, and a public hearing and second reading was held on May 8, 2006.
A public hearing and final reading was completed on June 12, 2006,with changes being made as
listed below, and on motion duly made and seconded, was adopted. Effective date of said
Ordinance is listed below.
Any backup material, exhibits or information previously submitted to the Board of County
Commissioners concerning this matter may be examined in the office of the Clerk to the Board of
County Commissioners, located in the Weld County Centennial Center, 915 10th Street, Third
Floor, Greeley, Colorado, between the hours of 8:00 a.m. and 5:00 p.m., Monday thru Friday, or
may be accessed through the Weld County Web Page (www.co.weld.co.us). E-Mail messages
sent to an individual Commissioner may not be included in the case file. To ensure inclusion of
your E-Mail correspondence into the case file, please send a copy to
egesick@co.weld.co.us.
ORDINANCE NO. 2006-4
ORDINANCE TITLE: IN THE MATTER OF REPEALING AND REENACTING, WITH
AMENDMENTS, CHAPTER 22 COMPREHENSIVE PLAN AND CHAPTER 26 MIXED USE
DEVELOPMENT, OF THE WELD COUNTY CODE - PIONEEER COMMUNITIES, INC.
EFFECTIVE DATE: June 26, 2006
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
DATED: June 16, 2006
PUBLISHED: June 21, 2006, in the Fort Lupton Press
CHANGES MADE TO CODE ORDINANCE #2006-4 ON THIRD READING
Amend Section 22-2-280 to read as follows:
Sections A-G, no change.
H. SE.MUD.P.Goal 6. Coordination and consolidation of public safety facilities shall
be provided to meet required standards of response times and public safety,
maintaining or exceeding the level of service that currently exists throughout the
districts.
I. SE.MUD.P.Goal 7. Uses within the Southeast Weld MUD must recognize the
current Weld County Regulations regarding spacing of buildings to oil and gas
production facilities. Adherence to this regulation assures compliance with this
goal in that it will reduce the conflict between the mineral estate and surface
estate.
. 7096-094/5
Amend Section 22-2-290 to read as follows:
Sections A-F, no change.
G. SE.MUD.T.Goal 5. Development shall work with Weld County Public Works to
ensure that the appropriate infrastructure is in place to accommodate traffic
impacts as development occurs.
NOTICE OF FINAL READING OF PROOF OF PUBLICATION
ORDINANCE
Pursuant to the Weld County FORT LUPTON
Home Rule i Ordinance
ed STATE OF COLORADO
Number e 2006-4 was introduced on
first reading on April 10,2006,and
a public hearing and second COUNTY OF WELD SS.
reading was held on May 8,2006.
A public hearing and final reading
was completed on June 12,2006,
with changes being made as listed
below, and on motion duly made I, Karen Lambert, do solemnly swear that
and seconded, was adopted.
Effective date of sal°ordinance is am the Publisher of the Fort Lupton Press;
listed below.
Any backup material, exhibits or that the same is a weekly newspaper printed
information previo°sly submitted to the Board of County and published in the County of Weld, State
Commissioners concerning this of Colorado, and has a general circulation
matter may be examined in the
office of the Clerk to the Board of therein; that said newspaper has been
County Commissioners,located in
the Weld County Centennial published continuously and uninterruptedly
Center, 915 10th Street, Third
Floor, y Colorado,between in said county of Adams for a period of more
the hours of 8:00 a.m. and 5:00
p.m., Monday thru Friday, or may than fifty-two consecutive weeks prior to the
be accessed through the Weld
County Web Page firstpublication of the annexed legal notice
messages
E-Mail 9
messages sent to an individual or advertisement; that said newspaper has
Commissioner may not be
included in the case file. To been admitted to the United States mails as
ensure inclusion of your E-Mail
correspondence into the case second-class matter under the provisions of
file, please send a copy to
egesick@co.weld.co.us. the act of March 3, 1879, or any
ORDINANCE NO.2006-4 amendments thereof, and that said
ORDINANCE TITLE: IN THE is a weekly duly
OF REPEALING AND newspaper newspaper er P P
REENACTING, WITH AMENDMENTS, CHAPTER 22 qualified publishing ualified for ublishin legal notices and
COMPREHENSIVE PLAN AND CHAPTER 26 MIXED USE advertisements within the meaning of the
DEVELOPMENT, OF THE WELD COUNTY CODE - PIONEER laws of the State of Colorado. That the
COMMUNITIES,INC. annexed legal notice or advertisement was
EFFECTIVE DATE: June 26,2006 published in the regular and entire issue of
BOARD OF COUNTY
COMMISSIONERS every number of said weekly newspaper for
WELD COUNTY,COLORADO the period of 1 consecutive insertion(s); and
DATED:June 16,2006 that the first publication of said notice was in
PUBLISHED: June 21, 2006, in the issue of newspaper, dated 21st day of
the Fort Lupton Press
June, 2006, and the last on the 21st day of
CHANGES MADE TO CODE June, 2006.
ORDINANCE#2006-4 ON THIRD
READING
Amend Section 22-2-280 to read
as follows:
Sections A-G,no change.
H. SE.MUD,P,Goal 6.
Coordination and consolidation of
public safety facilities shall be
provided to meet required
standards of response times and
public safety, maintaining or
exceeding the level of service that
currently exists throughout the
districts.
I. SE,MUD.P.Goal 7. Uses within
the Southeast Weld MUD must
recognize the current Weld County
Regulations regarding spacing of buildings to oil and gas production '/`/nJ C_/-"r'I(/--
reufacilities. Adherence to this
regulation assures compliance �
ce - . `--
with this goal in that it will reduce Q.\ j
the conflict between the mineral � Publisher. Subscribed and sworn before me, this the
estate and surface estate.
Amend Section 22-2-290 to read :' 16th day of June, 2006.
as follows:
Sections A-F,no change.
G. SE.MUD.T.Goal 5.
Development shall work with Weld ;p
County ppc Works to ensure 4r5 h `'y,/^�that the appropriate infra to tra is \ l/- 'U`'f/ 46/02. ____
Is in place to accommodate traffic � / ���
impacts as development occurs. '� Notary Public.
CASE NO.401951 key 29308
NOTICE OF
SECOND READING OF ORDINANCE
Pursuant to the Weld County Home Rule Charter, Ordinance Number 2006-4 was introduced on
first reading on April 10, 2006, and a public hearing and second reading was held on May 8, 2006,
2006, with changes being made. The full text of the Ordinance is shown below. A public hearing
and third reading is scheduled to be held in the Chambers of the Board, First Floor Hearing Room,
915 10th Street, Greeley,Colorado 80631 on June 12,2006. All persons in any manner interested
in the next reading of said Ordinance are requested to attend and may be heard.
Please contact the Clerk to the Board's Office at phone (970) 336-7215, Extension 4225, or fax
(970)352-0242, prior to the day of the hearing if, as a result of a disability,you require reasonable
accommodations in order to participate in this hearing.
Any backup material, exhibits or information previously submitted to the Board of County
Commissioners concerning this matter may be examined in the office of the Clerk to the Board of
County Commissioners, located in the Weld County Centennial Center,915 10th Street,Third Floor,
Greeley, Colorado, between the hours of 8:00 a.m. and 5:00 p.m., Monday thru Friday, or may be
accessed through the Weld County Web Page(www.co.weld.co.us). E-Mail messages sent to an
individual Commissioner may not be included in the case file. To ensure inclusion of your E-Mail
correspondence into the case file, please send a copy to egesick@co.weld.co.us.
ORDINANCE NO. 2006-4
ORDINANCE TITLE: IN THE MATTER OF REPEALING AND REENACTING, WITH
AMENDMENTS, CHAPTER 22 COMPREHENSIVE PLAN AND CHAPTER 26 MIXED USE
DEVELOPMENT, OF THE WELD COUNTY CODE - PIONEER COMMUNITIES, INC.
DATE OF NEXT READING: June 12, 2006, at 9:00 a.m.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
DATED: May 12, 2006
PUBLISHED: May 17, 2006, in the Fort Lupton Press
INCLUDES CHANGES MADE TO CODE ORDINANCE #2006-4 ON SECOND READING
WELD COUNTY
CODE ORDINANCE 2006-4
IN THE MATTER OF REPEALING AND REENACTING, WITH AMENDMENTS, CHAPTER 22
COMPREHENSIVE PLAN AND CHAPTER 26 MIXED USE DEVELOPMENT, OF THE WELD
COUNTY CODE - PIONEER COMMUNITIES, INC.
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF THE COUNTY OF
WELD, STATE OF COLORADO:
WHEREAS,the Board of County Commissioners of the County of Weld, State of Colorado,
pursuant to Colorado statute and the Weld County Home Rule Charter,is vested with the authority
of administering the affairs of Weld County, Colorado, and
WHEREAS,the Board of County Commissioners, on December 28, 2000, adopted Weld
County Code Ordinance 2000-1,enacting a comprehensive Code for the County of Weld,including
the codification of all previously adopted ordinances of a general and permanent nature enacted on
or before said date of adoption, and
WHEREAS,the Board has received a request from Pioneer Communities, Inc., to amend
Chapter 22 Comprehensive Plan;and staff has recommended an amendment to Chapter 26 Mixed
Use Development of the Weld County Code.
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of the
County of Weld, State of Colorado,that the attached Future Land Use Map-Pioneer Communities,
Inc., as authorized by Section 22-1-130 of the Weld County Code, be, and hereby is, incorporated
into and amended to Chapter 22 Comprehensive Plan.
BE IT FURTHER ORDAINED BY THE Board of County Commissioners that Chapter 22
Comprehensive Plan and Chapter 26 Mixed Use Development of the Weld County Code be, and
hereby are, repealed and re-enacted,with amendments, and the various Chapters are revised to
read as follows.
CHAPTER 22
COMPREHENSIVE PLAN
Change throughout Chapter 22, as appropriate - "1-25 Mixed Use Development area" to
"Mixed Use Development areas" with appropriate tense changes "is" to "are", "this" to
"these", "has been"to "have been", etc.
Change throughout Chapter22,as appropriate- "Mixed Use Developments"to "Mixed Use
Development areas".
Change throughout Chapter 22,specifically Section 22-1-150, as appropriate- "Mixed Use
Development Area Map" or "Mixed Use Development Area Structural Land Use Map 2.1"
to "1-25 Mixed Use Development Area 2.1 Land Use Map"or "Southeast Weld Mixed Use
Development Area Structural Land Use Map".
Amend the following sections:
Sec. 22-1-110. Relationship to planning documents.
A. The Comprehensive Plan identifies specific land use goals and policies which are
intended to provide guidance and direction for existing and future land use. The
basic documents used by the County to carry out the goals and policies of the
Comprehensive Plan as contained in this Chapter are the Intergovernmental
Agreements, Zoning and Subdivision Ordinances, Mixed Use Development Area
Plans, and Planned Unit Development Plans, contained in Chapters 19, 23, 24, 26
and 27 of this Code.
B through D - No change.
E. The Mixed Use Development Area Plans, Chapter 26, is the regulatory document
defining regulations and minimum standards for development within two specifically
defined geographical regions of the County.
F - No change.
G. The Intergovernmental Agreements,Zoning and Subdivision Ordinances, Mixed Use
Development Area Plans,and Planned Unit Development Plans, Chapters 19, 23,
24, 26 and 27,are intended to implement and carry out the goals and policies of this
Chapter.
Sec. 22-1-150. Comprehensive Plan amendment procedure.
Evaluation of the Comprehensive Plan contained in this Chapter is necessary to provide an
accurate statement of County land use goals and policies based on current data and the needs of
County citizens. Therefore, when changes in the social, physical or economic conditions of the
County occur, it becomes necessary to reevaluate and change land use goals and policies. The
following procedures have been established to amend the Comprehensive Plan. No inclusions or
amendments to the Southeast MUD Area Structural Land Use Map may be made without previously
amending this Section 22-1-150, defining the criteria for such amendment.
No change to remainder of section.
Sec. 22-2-100. Urban growth.
A through E - No change.
F. The Mixed Use Development areas and urban growth nodes are identified areas of
potential urban growth. The Mixed Use Development areas and urban growth nodes
(concentrated urban development located along or adjacent to the intersection of two
(2) or more roads in the state highway system, positioned throughout the County)
are intended to provide a foundation to enable the County and its citizens to make
appropriate decisions regarding future development within specified areas.
Conservation of natural resources, development of quality communities, provision
for regional services and employment opportunities,and maintaining fiscal integrity
are the key factors driving this type of development plan. The urban development
node is defined as:
No change to remainder of section.
Sec. 22-2-170. Commercial development goals and policies.
A. C.Goal 1. Urban commercial uses will be encouraged when the subject site is
located inside an approved intergovernmental agreement area, urban growth
boundary area, Mixed Use Development areas or urban development nodes, or
where adequate services are currently available or reasonably obtainable.
No change to remainder of section.
Sec. 22-2-180. Residential development.
A through F - No change.
G. Planned Unit Development zoned residential developments may include the above-
mentioned R(Residential)Zone Districts or the E(Estate)Zone District, or may be
part of a master planned,Mixed Use Development area. See Section 22-2-210 and
Chapter 27 for further information regarding Planned Unit Development.
H - No change.
Sec. 22-2-210. Planned Unit Development goals and policies.
A - No change.
B. PUD.Goal 2. Conversion of agricultural land to urban residential commercial and
industrial uses will be encouraged when the subject site is located inside of an
approved intergovernmental agreement area, urban growth boundary area, Mixed
Use Development areas or urban development nodes,or where adequate services
are currently available or reasonably obtainable. This goal is intended to address
conversion of agricultural land to minimize the incompatibilities that occur between
uses in the A(Agricultural) Zone District and other zone districts that allow urban
uses. In addition, this goal is expected to contribute to minimizing the costs to
County taxpayers of providing additional public service in rural areas for uses that
require services on an urban scale.
No change to remainder of section.
Sec. 22-2-220. Mixed Use Development areas and urban development nodes.
A. The Mixed Use Development areas and urban growth nodes are intended to provide
a foundation to enable the County and its citizens to make appropriate decisions
regarding future development within a specified area. Conservation of natural
resources,development of quality communities, provision for regional services and
employment opportunities,and maintaining fiscal integrity are the key factors driving
this type of development plan. Mixed Use Development Plan and urban growth
nodes land use principals, are based on five (5) central ideas and include: 1)
employment center development, ; 2) interconnection of community; 3)consistent
land use standards;4)appropriate zoning mixture; and 5)a planned transportation
network.
B. The land uses delineated in the Mixed Use Development Structural Land Use Map,
the most recent copy of which is on file at the Clerk to the Board's office and the
Department of Planning Services, promotes appropriate levels of facilities and
services for the Mixed Use Development areas. These components are defined in
Chapter 26, Article II Section 26-2-20.C. of this Code.
C. The MUD areas are at the center of existing and anticipated growth from the Denver
Metro area. These commercial nodes will be important activity centers for much of
the Front Range. Defining and shaping communities within the Mixed Use
Development areas not only opens the door for more functional regional activity,but
will improve the sense of place for local residents and business owners. The
following goals and policies are intended to result in enhanced community form and
structure within the Mixed Use Development areas.
Sec. 22-2-230. General MUD Goals and policies.
A. MUD.Goal 1. To plan and to manage growth and to provide for ease of inclusion in
the Mixed Use Development areas and urban development nodes so as to balance
relevant fiscal, environmental, aesthetic and economic components of the area.
1. MUD.Policy 1.1. Mixed Use Development areas and urban development
node should be established and delineated on the Structural Land Use Map.
B - No change.
C. MUD.Goal 3. To provide efficient and cost-effective delivery of adequate public
facilities and services which assure the health,safety and welfare of the present and
future residents of the County and the area.
1. MUD.Policy 3.1. New development should avoid adverse impacts to surface
and ground water quality and should implement techniques to conserve such
resources. All Planned Unit Developments within the Mixed Use
Development areas or urban development nodes shall use the sanitary
sewage disposal facilities provided by the appropriate sanitation districts.
Planned Unit Development water supply systems should be provided by a
metropolitan district, water district, company, association, or municipality.
No change to remainder of section.
Sec. 22-2-240. 1-25 MUD Goals and Policies.
A. l-25.MUD.Goal 1. Establish a sense of community identity within the 1-25 Mixed Use
Development area by planning and managing residential, commercial, industrial,
environmental, aesthetic and economic components of the area.
1. I-25.MUD.Policy 1.1. The MUD areas shall be delineated on the 1-25 MUD
Structural Land Use Map,the most recent copy of which is on file at the Clerk
to the Board's office and the Department of Planning Services.
2. I-25.MUD.Policy 1.2. Developmentwithin the MUD areas shall adhere to the
1-25 Mixed Use Development Area Structural Land Use Map,the most recent
copy of which is on file at the Clerk to the Board's office and the Department
of Planning Services, to direct future zoning and land use decisions.
B. l-25.MUD.Goal 2. New development shall occur in a manner that assures an
attractive working and living environment.
1. I-25.MUD.Policy 2.1. New development shall be encouraged to use
innovative siting and design techniques to cultivate an attractive visual
appearance within the MUD areas and preserve prime visual features such
as the Front Range and the St. Vrain River.
2. l-25.MUD.Policy2.2. Landscaping shall be designed to promote attractive
development. Landscaping requirements shall be determined for the
perimeter of the development by reviewing the density of the proposed land
use development. Landscaping shall be designed to protect and preserve
the appearance and character of the surrounding area.
3. l-25.MUD.Policy 2.3. Residential development shall be encouraged to occur
in clustered neighborhood units with a variety of densities ranging from
single-family developments of less than one(1)unit per acre to multi-family
developments with much higher densities.
4. l-25.MUD.Policy 2.4. Adequate pedestrian passageways between and within
developments and neighborhoods shall be encouraged.
5. l-25.MUD.Policy2.5. Sign regulations shall be strictly enforced within the
MUD areas as outlined and defined in Chapter 23, Division 2 Signs, of this
Code,the MUD Development Standards. Signs shall be compatible with the
surrounding environment, have a low profile and be shared when possible.
6. I-25.MUD.Policy 2.6. New development shall be characterized by quality
architectural design. Design features shall include: landscaping plans for
the entire development, efficient on-site traffic circulation plans with a
minimal number of access points to state and county roads, low profile
advertising signs and sensitive facade treatment.
7. l-25.MUD.Policy 2.7. New development shall be designed to complement the
natural environment and exhibit a "campus-like" atmosphere.
8. I-25.MUD.Policy 2.8. Development shall be required to preserve a portion of
the site as common open space as outlined and defined in the MUD
Development Standards.
9. I-25.MUD.Policy 2.9. Existing salvage yards and uses with open storage
areas shall be encouraged to visually screen and buffer the storage areas
from adjacent properties zoned R-1, R-2, R-3, R-4, R-5, C-1, C-2 or I-1 in
accordance with Section 23-3-240.C.4 of this Code. New junkyards,salvage
yards, landfills and uses with open storage areas shall be encouraged to
locate in areas where they can be visually screened and can conform to
health and safety regulations.
10. I-25.MUD.Policy 2.10. New developments, including major public utility
facilities, shall mitigate adverse visual impacts caused by outside storage,
building scale, disturbed native vegetation and other such activities by
screening and/or buffering.
11. I-25.MUD.Policy 2.11. Density in the MUD areas shall be governed by a
Maximum Lot Coverage Standard which correlates buildable lot sizes with
open space allocations.
12. I-25.MUD.Policy 2.12. New development designs shall discourage
continuous solid fencing adjacent to streets.
C. I-25.MUD.Goal 3. Community form and identity shall be encouraged through the
enhancement and preservation of natural resources and features.
1. I-25.MUD.Policy 3.1. All new development shall comply with Section 22-5-80
of this Code. This includes locations determined to contain commercial
mineral deposits and mineral extraction operations and reclamation plans.
2. I-25.MUD.Policy 3.2. New development shall preserve identified aquifer
recharge areas. Where feasible,drainageways shall be maintained in their
natural state to ensure optimal re-charge.
3. I-25.MUD.Policy 3.3. New development shall minimize impacts to air quality.
4. I-25.MUD.Policy 3.4. Fugitive dust shall be controlled by practices
acceptable to the Department of Public Health and Environment and any
other relevant agencies.
5. I-25.MUD.Policy 3.5. Disturbed areas shall be revegetated immediately
following construction. In order to minimize wind and soil erosion,temporary
stabilization measures shall be established on all such areas.
6. I-25.MUD.Policy 3.6. New development shall be encouraged to select native
species for revegetation.
7. I-25.MUD.Policy 3.7. State park and recreational areas shall not be
adversely impacted by new development.
D. I-25.MUD.Goal 4. The coordination of municipal,county,regional and state growth
policies and programs which includes the MUD areas shall be evaluated in order to
minimize discrepancies,promote a better understanding of growth dynamics in the
area, avoid duplication of services and provide economies of scale.
1. I-25.MUD.Policy4.1. New development shall demonstrate compatibility with
existing surrounding land use in terms of general use,building height,scale,
density, traffic, dust and noise.
2. I-25.MUD.Policy4.2. All proposals for development within the MUD areas,
with the exception of those developments specifically called out and excluded
in the MUD Policy Document,shall use the Planned Unit Development(PUD)
application process and regulations. The MUD process will allow developers
flexibility and variety needed to offer a range of products,services and uses.
It will also give the developer an opportunity to explain the development to
surrounding landowners and the County so that important information
concerning land use compatibility and needed services,facilities or utilities
to serve the proposal are determined to be adequate.
Sec. 22-2-250. 1-25 MUD public facilities and services goals and policies.
A. Due to the expense and limited available funding, proper and efficient allocation of
public facilities and services is important. Since the adoption of the Home Rule
Charter,rising County expenditures have created substantial public interest in how
to cut cost and increase efficiency of providing public services and facilities.
Revenue to support public services and facilities in unincorporated Weld County is
usually generated by levying property taxes and user fees.
B. The goals and policies in this Section are intended to increase the effective and
efficient delivery of public services and facilities within the 1-25 MUD areas. It is the
intent of these policies and goals to ensure that appropriate public facilities and
services are available for developments in the 1-25 MUD areas.
C. I-25.MUD.P.Goal1. Provide efficient and cost-effective delivery of adequate public
facilities and services which assure the health, safety and general welfare of the
present and future residents of the area.
1. I-25.MUD.P.Policy1.1. Consolidation of internal County facilities or services
shall be encouraged to avoid duplication of costs and promote efficiency.
2. I-25.MUD.P.Policy 1.2. Development that requires urban services and
facilities shall be encouraged to locate within a municipality, urban growth
boundary area or an area that can adequately provide infrastructure needs.
3. I-25.MUD.P.Policy 1.3. New development shall avoid adverse impacts to
surface and groundwater quality and shall implement techniques to conserve
such resources. All PUDs within the 1-25 MUD area shall use the sanitary
sewage disposal facilities provided by St Vrain Sanitation District. All PUD
water supply systems shall be provided by a rural water district, company,
association or municipality.
4. I-25.MUD.P.Policy 1.4. Provide for coordination of solid waste collection
services, to include establishment of service standards, approved fee
schedules and recycling requirements.
D. I-25.MUD.P.Goal 2. Provide adequate public safety facilities, such as satellite
stations for police, fire and ambulance and encourage the siting of co-located
facilities and equipment.
1. I-25.MUD.P.Policy 2.1. Public safety facilities shall be provided to meet
required standards of response times and public safety, maintaining the
same level of service that exists throughout the districts.
2. I-25.MUD.P.Policy2.2. The County law enforcement agencies shall focus
on interaction with the public. This focus should facilitate a
community-based approach to public safety such as educational programs,
neighborhood watch programs and community involvement programs.
E. I-25.MUD.P.Goal3. Provide land for adequate school facilities conveniently placed
central to residential neighborhoods and provide financial assistance to ensure the
construction and use of the facilities in a timely manner.
1. I-25.MUD.P.Policy3.1. Encourage the siting of schools near or adjacent to
community parks, open spaces and trail systems.
2. I-25.MUD.Policy 3.2. Mitigate the cost of land acquisition and capital
construction for essential community facilities to the fullest extent consistent
with state law and identify any additional costs which will not be mitigated by
the development as proposed.
F. I-25.MUD.P.Goal 4. New development shall provide a mechanism for funding public
facility and service expansion and community facilities based on the demand created
by the development.
1. I-25.MUD.P.Policy 4.1. New development should comply with Section
22-3-10 of this Code. New development that results in excessive public
costs while producing insufficient public revenues should be discouraged
unless such development provides adequate guarantees through planning
and coordination that public facilities and services are effectively installed,
operated and maintained.
2. I-25.MUD.P.Policy 4.2. If it is determined that public facility or service
improvements or maintenance are required for, or caused by, the
development,the developer will be required to pay for the cost of the public
facility and service improvement and maintenance. The methodology for
compensation shall be determined during the land use application review
process. The developer shall submit the following at the PUD sketch plan
phase of the development:
a. Information which accurately identifies all users of the infrastructure
improvements and maintenance;
b. A proposal which equitably distributes the costs of infrastructure
improvements and maintenance by user share; and
c. A proposal that identifies an appropriate time schedule for
infrastructure improvements and maintenance.
This information will be reviewed by the Board of County Commissioners in
determining an equitable means of distributing infrastructure costs among
the County at large, direct users and the developer.
3. I-25.MUD.P.Policy4.3. All applications shall be referred to the applicable
school district for review and recommendation regarding school district
requirements.
4. I-25.MUD.P.Policy 4.4. Development will be encouraged to pay its
proportional share of the local costs of infrastructure improvements within
the MUD areas. This includes on-going operating and maintenance costs
required to service such development and any associated impacts resulting
from the development.
Sec. 22-2-260. I-25 Transportation and circulation goals and policies.
A. Local residents,commuters,travelers and business owners are dependent on major
transportation corridors to access needed commercial and retail services within the
1-25 MUD areas. The physical aspects of the circulation system in the MUD areas
shall be encouraged to foster travel between residential neighborhoods and the
employment, regional and neighborhood centers. These roadways should also be
planned to reinforce the boundaries of the MUD area and give a sense of orientation
while traveling.
B. The goals and policies in this Section are intended to foster a more efficient
transportation network, provide for the safe and efficient movement of people and
goods, and promote a wide variety of transportation options in the 1-25 MUD areas.
C. l-25.MUD.T.Goal 1. To provide a well-integrated, balanced transportation system
that considers all modes of travel and meets the public need for mobility, comfort
and safety with maximum efficiency and economy within the MUD areas.
1. l-25.MUD.T.Policy 1.1. The County will plan and maintain a transportation
system in the I-25 MUD areas that unifies and coincides with state and other
county, city and community transportation systems within and surrounding
the 1-25 MUD areas.
2. l-25.MUD.T.Policy 1.2. All new development shall comply with Sections
22-3-60 through 22-3-190 of this Code. Access to properties shall preserve
the existing and future function of roads and highways affected by the
proposed development. All development circulation systems shall be
designated so that they do not disrupt highway travel. Traffic to be generated
by the proposed development must conform to the recommendations and
requirements of the Department of Public Works and the Colorado
Department of Transportation. Dedication and improvements of roads and
frontage roads may be required as conditions of development.
D. l-25.MUD.T.Goal 2. Promote a pedestrian trail system to service transportation and
recreation purposes within the 1-25 MUD areas.
E. I-25.MUD.T.Goal 3. New development within the 1-25 MUD areas shall provide a
mechanism for balancing relevant fiscal and economic components of transportation
systems.
1. l-25.MUD.T.Policy 3.1. Require all PUDs to prepare a traffic impact analysis
as outlined in the MUD Development Standards to determine project plus
cumulative development impacts created by the PUD and determine
appropriate project mitigation.
2. l-25.MUD.T.Policy 3.2. Establish a development fee program to collect a fair
share dollars-per-trip contribution for constructing short- and long-term
circulation improvements.
3. l-25.MUD.T.Policy 3.3. The County will require improvement of roads,
streets or highway facilities when dictated by traffic demand and land
development patterns in the MUD areas.
F. l-25.MUD.T.Goal 4. As development occurs,the feasibility of a public transit system
shall examined in the MUD areas.
Add the following section:
Sec. 22-2-270. Southeast Weld MUD area goals and policies.
The Southeast Weld MUD reflects the anticipated growth within the 1-76 Corridor with many
of the characteristics of a historical town pattern similar to communities that developed over time
in the Northern Front Range. The following goals and policies are designed to allow for the efficient,
economical, and logical development of this Mixed Use Development area.
A. SE.MUD.Goal.1. The active agricultural plan is designed to protect and preserve
prime, irrigated agricultural land with a consistent and reliable supply of water.
1. SE.MUD.Policy 1.1. New services to the area shall be encouraged to provide
possible sources of augmentation water.
B. SE.MUD.Goal 2. Minimize incompatibilities between agricultural use and urban use
due to the location of the prime agricultural lands in relation to existing floodplains
and the proposed land use designations adjacent to active agricultural areas.
1. SE.MUD.Policy 2.1. Physical connectivity of open space, including visual
access to agricultural land uses,will be provided in a manner consistent with
the goals and objectives discussed in this Section.
C. SE.MUD.Goal 3. County water, sewer and roads must be reasonably obtainable.
Other services such as police, fire, community-based infrastructure and schools
must also be addressed.
1. SE.MUD.Policy 3.1. Use existing service providers and metropolitan
districts, both existing and proposed,to provide the services needed to meet
the phased needs of the Mixed Use Development in a timely manner.
2. SE.MUD.Policy 3.2. A central water system will provide water service to the
residents and businesses through a metropolitan district. The system will
be a community water system approved by the Colorado Department of
Public Health and Environment, and must be operated in accordance with
the Colorado Primary Drinking Water Regulations to assure the safety of the
public drinking water supply.
D. SE.MUD.Goal 4. Development of the Southeast Weld MUD shall occur in a manner
that assures an attractive working and living environment and establishes a sense
of community identity by planning and managing residential, commercial,
environmental, aesthetic and economic components in coordination with Hudson
and Keenesburg. The growth associated with the Southeast Weld MUD will promote
product and service demands to be met in part by the existing towns of Hudson and
Keenesburg. The addition of housing in the vicinity will enhance the marketability
of the area as an employment center. Appropriate scaled neighborhood-oriented
commercial uses will be encouraged in the MUD, to provide convenient retail
opportunities for neighborhoods.
1. SE.MUD.Policy 4.1. Commercial land uses will be integrated within the
Southeast Weld MUD and consistent with Chapters 23, 26, and 27 of the
Weld County Code.
2. SE.MUD.Policy 4.2. The development of the Southeast Weld MUD shall
encourage infill of existing commercial centers and support the growth of
existing business in Keenesburg and Hudson.
3. SE.MUD.Policy4.3. Road and utility improvements shall be coordinated with
the towns of Hudson and Keenesburg to ensure appropriate service to
existing commercial development in the existing towns. Residential
development within the Southeast Weld MUD will create employment
opportunities and new demands for expanded and new retail and commercial
uses for neighborhood-based services, not only within the MUD, but in the
existing commercial cores of Hudson and Keenesburg.
E. SE.MUD.Goal 5. Development impacts must be minimized by preserving the natural
state of the Box Elder Creek floodplain to the extent practicable and by promoting the
efficient utilization of water resources through clustering development and utilizing
efficient agricultural practices.
1. SE.MUD.Policy 5.1. Development within the MUD shall be encouraged to
use innovative design techniques to provide an attractive visual appearance
and preserve prime visual features, such as the view preservation of the
Front Range and the Box Elder floodplain. Sense of place and MUD
standards are discussed in Chapter 26.
2. SE.MUD.Policy5.2. Where feasible, drainage ways shall be maintained in
their natural state to ensure natural re-charge.
F. SE.MUD Goal 6. Improvements to the internal transportation network of the MUD
must properly utilize any planned expansions of Weld County Roads 49 and 22.
G. SE.MUD.Goal 7. The MUD shall be cohesive,identifiable,and diverse while retaining
the current agrarian character for residents in the area. The history of the area
should be considered, as well as the style and character of existing, nearby
developments. With the large setbacks between agricultural land use and other
urban uses in place due to the floodplain, the MUD must ensure compatibility
between uses.
1. SE.MUD.Policy 7.1. The residential elements within the MUD shall be
designed and managed to concentrate specific areas or clusters to ensure
diversity and affordability.
H. SE.MUD.Goal 8. Good design and community covenants shall control the
appearance of the development.
Add the following section
Sec. 22-2-280. Southeast Weld MUD public facilities and services goals and policies.
A. Due to the expense and limited available funding, proper and efficient allocation of
public facilities and services is important. Since the adoption of the Home Rule
Charter,rising County expenditures have created substantial public interest in how
to cut cost and increase efficiency of providing public services and facilities.
Revenue to support public services and facilities in unincorporated Weld County is
usually generated by levying property taxes and user fees.
B. The goals and policies in this Section are intended to increase the effective and
efficient delivery of public services and facilities within the Southeast Weld MUD
area. It is the intent of these policies and goals to ensure that appropriate public
facilities and services are available for developments in the Southeast Weld MUD
area.
C. SE.MUD.P.Goal 1. Provide efficient and cost-effective delivery of adequate public
facilities and services which assure the health, safety and general welfare of the
present and future residents of the area.
1. SE.MUD.P.Policy 1.1. Consolidation of internal County facilities or services
shall be encouraged to avoid duplication of costs and promote efficiency.
2. SE.MUD.P.Policy 1.2. New development shall avoid adverse impacts to
surface and groundwater quality and shall implement techniques to conserve
such resources. All MUD water supply systems shall be provided by a
metropolitan district, rural water district, company, association or
municipality.
43. SE.MUD.P.Policy 1.3. Provide for coordination of solid waste collection
services, to include establishment of service standards, approved fee
schedules and recycling requirements.
D. SE.MUD.P.Goal 2. Provide adequate public safety facilities, such as satellite
stations for police, fire and ambulance and encourage the siting of co-located
facilities and equipment.
1. SE.MUD.P.Policy 2.1. Public safety facilities shall be provided to meet
required standards of response times and public safety, maintaining the
same level of service that exists throughout the districts.
2. SE.MUD.P.Policy 2.2. The County law enforcement agencies shall focus on
interaction with the public. This focus should facilitate a community-based
approach to public safety such as educational programs, neighborhood
watch programs and community involvement programs.
E. SE.MUD.P.Goal 3. New development shall plan for areas of land adequate for
school facilities conveniently placed central to residential neighborhoods and provide
financial assistance to assist the school district in funding a portion of the capital
construction of school facilities in a timely manner.
F. SE.MUD.P.Goal 4. New development shall provide a mechanism for funding public
facility and service expansion and community facilities based on the demand created
by the development.
1. SE.MUD.P.Policy 4.1. New development should comply with Chapter 22,
Article III of this Code. New development that results in excessive public
costs while producing insufficient public revenues should be discouraged
unless such development provides adequate guarantees through the use of
mechanisms, such as Metropolitan Districts, that public facilities and
services are effectively installed, operated and maintained.
2. SE.MUD.P.Policy 4.2. If it is determined that public facility or service
improvements or maintenance are required for, or caused by, the
development, the developer will be required to pay for the cost of the public
facility and service improvement and maintenance. The methodology for
compensation shall be determined during the land use application review
process. The developer shall submit the following at the PUD sketch plan
phase of the development:
a. Information which accurately identifies all users of the infrastructure
improvements and maintenance;
b. A proposal which equitably distributes the costs of infrastructure
improvements and maintenance by user share; and
c. A proposal that identifies an appropriate time schedule for
infrastructure improvements and maintenance.
This information will be reviewed by the Board of County Commissioners in
determining an equitable means of distributing infrastructure costs among
the County at large, direct users and the developer.
3. SE.MUD.P.Policy4.3. All applications shall be referred to the applicable
school district for review and recommendation regarding school district
requirements.
4. SE.MUD.P.Policy 4.4. Development will be encouraged to pay its
proportional share of the local costs of infrastructure improvements within
the MUD areas. This includes on-going operating and maintenance costs
required to service such development and any associated impacts resulting
from the development.
G. SE.MUD.P.Goal5. The siting of schools will occur near, or adjacent to,community
parks, open spaces and trail systems.
Add the following section
Sec. 22-2-290. Southeast Weld MUD Transportation and circulation goals and policies.
A. Local residents,commuters,travelers and business owners are dependent on major
transportation corridors to access needed commercial and retail services within the
SEMUD area. The physical aspects of the circulation system in the MUD area shall
be encouraged to foster travel between residential neighborhoods and the
employment, regional and neighborhood centers. These roadways should also be
planned to reinforce the boundaries of the MUD area and give a sense of orientation
while traveling.
B. The goals and policies in this Section are intended to foster a more efficient
transportation network, provide for the safe and efficient movement of people and
goods, and promote a wide variety of transportation options in the Southeast Weld
MUD area.
C. SE.MUD.T.Goal 1. To provide a well-integrated,balanced transportation system that
considers all modes of travel and meets the public need for mobility, comfort and
safety with maximum efficiency and economy within the MUD area.
1. SE.MUD.T.Policy 1.1. The County will plan and maintain a transportation
system in the MUD area that unifies and coincides with state and other
county,city and community transportation systems within and surrounding
the MUD area.
2. SE.MUD.T.Policy 1.2. Access to properties shall preserve the existing and
future function of roads and highways affected by the proposed development.
All development circulation systems shall be designated so that they do not
disrupt highway travel. Traffic to be generated by any development must
conform to the recommendations and requirements of the Department of
Public Works and the Colorado Department of Transportation. Dedication
and improvements of roads and frontage roads may be required as
conditions of development.
D. SE.MUD.T.Goal 2. Promote a pedestrian trail system to service transportation and
recreation purposes within the MUD area.
E. SE.MUD.T.Goal 3. Development within the MUD area shall provide a mechanism
for balancing the costs of providing transportation systems.
1. SE.MUD.T.Policy3.1. Require all PUDs to prepare a traffic impact analysis
as outlined in the MUD Development Standards to determine project plus
cumulative development impacts created by the PUD and determine
appropriate project mitigation.
2. SE.MUD.T.Policy3.2. Establish a development fee program to collect a fair
share dollars-per-trip contribution for constructing short- and long-term
circulation improvements.
3. SE.MUD.T.Policy 3.3. The County will require improvement of roads,streets
or highway facilities when dictated by traffic demand and land development
patterns in the MUD area.
F. SE.MUD.T.Goal4. As development occurs,the feasibility of a public transit system
shall be examined in the MUD area. Options and reservations for transit facilities
and land shall be maintained.
G. SE.MUD.T.Goal 5. Coordination and consolidation of public safety facilities shall be
provided to meet required standards of response times and public safety,
maintaining or exceeding the level of service that currently exists throughout the
districts.
H. SE.MUD.T.Goal 6. Uses within the Southeast Weld MUD must recognize the
current Weld County Regulations regarding spacing of buildings to oil and gas
production facilities. Adherence to this regulation assures compliance with this goal
in that it will reduce the conflict between the mineral estate and surface estate.
SE.MUD.T.Goal 7. Development shall work with Weld County Public Works to
ensure that the appropriate infrastructure is in place to accommodate traffic impacts
as development occurs.
Sec. 22-3-50. Public facility and service goals and policies.
A through A.3 - No change
B. P.Goal 2. Require adequate facilities and services to assure the health, safety and
welfare of the present and future residents of the County.
1. P. Policy 2.1. Development that requires urban services and facilities should
be encouraged to locate within a municipality,urban growth boundary area,
Mixed Use Development areas or urban development nodes, or where
adequate services are currently available or reasonably obtainable.
2 through 4 - No change.
5. P.Policy 2.5. Provide a mechanism for funding public facilities,
accommodating service expansion and community amenities based on the
demand created by the development. Metropolitan district(s)may be formed
to address and assess needs based on the development of the MUD of the
MUD areas.
Sec. 22-3-130. Rail transportation.
A through C - No change.
D. Potential for conflict exists between railroad lines and other land uses within urban
growth boundaries and the Mixed Use Development areas. Municipal type uses and
services are planned for both of these areas which will increase auto and pedestrian
traffic and the number of noise-sensitive uses. Potential conflicts could be avoided
by signalizing or separating crossing points for trains from other vehicular and
pedestrian traffic, and separating noise-sensitive uses by distance or utilizing noise
abatement techniques.
No change to remainder of Section.
CHAPTER 26
MIXED USE DEVELOPMENT
Change throughout Chapter 26- Change all references to maps to indicate whether"1-25
Mixed Use Development Area Structural Land Use Map" or "Southeast Weld Mixed Use
Development Area Structural Land Use Map".
Change throughout Chapter 26-All references to the Mixed Use Development area should
be changed to plural, the Mixed Use Development Areas.
ARTICLE I
Mixed Use Development Areas
Sec. 26-1-10. General.
A. The Mixed Use Development areas (MUD areas) provide unique and challenging
opportunities for the establishment of an on-going planning process in areas which
are experiencing increased growth and development. The presence of an interstate
and state highway system and the external growth pressures from the Longmont
Metropolitan Area and the 1-76 Corridor have added to the interest in land
development and population growth within these areas. The intent of this Chapter
is to guide and implement planned land use changes in the MUD areas,particularly
the conversion of rural lands to more intensive urban-type land uses. The
regulations found in this Chapter are intended to be implemented by the land use and
development policies in the Comprehensive Plan,Zoning Ordinance, Subdivision
Ordinance and Planned Unit Development Ordinance,contained in Chapters 22,23,
24 and 27, respectively, of this Code.
B. A list of common acronyms and abbreviations utilized in this Chapter is contained
in Appendix 26-A.
Sec. 26-1-20. Planning area boundaries.
A. There are two planned areas for mixed use activities defined within unincorporated
Weld County. One area is located along the 1-25 corridor while the other can be
found in close proximity to the 1-76 corridor in Southeast Weld County.
B. The 1-25 MUD area covers approximately fifteen thousand (15,000) acres with
approximate boundaries at Weld County Road 1 on the west,Weld County Road 15
on the east, Weld County Road 32 on the north and Weld County Road 20 on the
south. The planning area boundaries are shown on the 1-25 Mixed Use Development
Area Structural Land Use Map and the Southeast Weld Mixed Use Development
Area Structural Land Use Map, the most recent copies of which are on file at the
Clerk to the Board's office and the Department of Planning Services.
C. The Southeast Weld MUD area is approximately 5,600 acres in size. It is located in
southern Weld County along the transportation corridors of Weld County Roads 49
and 22, and is situated to participate in Weld County's future share of commercial,
industrial and residential growth. The area is in close proximity to major regional
economic generators such as Denver International Airport and the metropolitan
areas of Denver and Greeley. The existing transportation links of 1-76 and its existing
interchanges, and the County's commitment to Weld County Road 49 to serve as
the County's only continuous north-south highway from Greeley to the south, east
of Interstate 25, support the need to identify this area as an urban corridor. The
planning area boundaries are shown on the Southeast Weld Mixed Use
Development Area Structural Land Use Map,the most recent copy of which is on file
at the Clerk to the Board's office and the Department of Planning Services.
Sec. 26-1-30. Amendment procedure.
Individuals may submit a proposal to amend the MUD Structural Plans in accordance with
the procedures set forth in Section 22-1-150 of this Code. Any applicant submitting a proposal to
amend the 1-25 or Southeast Weld Mixed Use Development Structural Land Use Maps shall also
submit a deed or legal instrument to the Department of Planning Services identifying their interest
in the property.
Sec. 26-1-40. Existing services.
The MUD areas are intended to be areas which will accommodate development that may
occur as a result of the planned infrastructure and services existing and developing. Appendix 26-B
and Appendix 26-C display the existing service providers in the MUD areas.
Sec. 26-1-50. PUD Districts in MUD areas.
A. Intent. The PUD provisions shall be applied to all proposals for commercial,
industrial and residential developments within the MUD areas,with the exception of
those developments specifically called out and excluded in this Code. All PUD
Districts in the MUD areas shall adhere to the procedures and requirements outlined
in Chapter 27 of this Code.
B. Exemptions from the PUD District Provisions.
1. The following uses are exempt from utilizing the PUD process within the
MUD areas and will require a Use by Special Review (USR) application:
a. Sand and gravel mining operations.
b. Home businesses as defined in Chapter 23 of this Code.
c. Agricultural service establishments primarily engaged in performing
agricultural, animal husbandry or horticultural services on a fee or
contract basis,including such uses as outlined in Section 23-3-40.B
of this Code.
d. Those uses which were legally created prior to the PUD requirement
and located on a single legally created lot.
2. The following land use applications are exempt from utilizing the PUD
process in the A (Agricultural) Zone District within the MUD areas:
a. Recorded exemption in the A (Agricultural) Zone District.
b. Subdivision exemptions.
c. Amendments to recorded exemptions and subdivision exemptions.
d. Zoning permits for mobile homes.
e. Zoning permits for accessory dwellings.
f. Manufactured home zoning permits.
g. Certificate of compliance.
h. Flood hazard and geologic hazard development permits.
Sec. 26-1-60. General.
A. Recent development and development pressures in the MUD areas have
accelerated and reinforced the need for long-term approaches to planning. This
increase in development has resulted in the creation of development standards to
regulate these areas. These development standards shall apply to all structures and
land within the MUD areas as shown on the 1-25 Mixed Use Development Area
Structural Land Use and the Southeast Weld Mixed Use Development Area
Structural Land Use, the most recent copies of which are on file at the Clerk to the
Board's office and the Department of Planning Services. These regulations provide
development standards to implement the goals and policies in the Mixed Use
Development Section of Chapter 22 of this Code.
Sec. 26-1-70. Intent.
A. The intent of these regulations is to ensure the compatibility of various land uses,
buildings or structures within the MUD areas. These regulations are intended to
allow flexibility and encourage creativity in development of the areas in regard to
density, height of structures,setbacks and common open space. The development
standards found in this plan are the minimal development standards allowed in the
MUD areas.
ARTICLE II
I-25 MUD
Sec 26-2-10. Development Standards.
A. In the 1-25 MUD,land use designations are grouped into five(5)structural land use
categories. These categories are conceptual designations and shall not be
interpreted or construed to give rise to any vested rights in the continuation of any
particular use, district, zoning classification or any permissible activities therein.
B. Structural land use categories:
1. Employment centers.
2. Regional commercial.
3. Neighborhood centers.
4. Residential neighborhoods.
5. Limiting site factors.
C. Each structural category consists of distinct and unique qualities and is established
as a matter of policy to guide and implement planned land use development. These
categories are further defined in Section 26-2-20 and are delineated on the 1-25
Mixed Use Development Structural Land Use Map, the most recent copy of which
is on file at the Clerk to the Board's office and the Department of Planning Services.
The correlation of the categories to generalized zone districts as defined in
Chapter 23 of this Code are outlined in Appendix 26-C. In all cases, Chapters 23,
24 and 27 should be consulted for clarification of specific requirements.
Sec. 26-2-20. I-25 MUD Structural land use categories.
A. Employment Centers.
1. The structural land use plan provides a unique opportunity to create major
centers of new employment in the MUD areas, which are linked and
orientated toward the network of regional and national roadways serving the
area. Employment centers are oriented around major roadways to allow for
goods and services to the traveling public. These centers may also
accommodate high-intensity industrial uses which create minimal negative
visual impacts.
2. Employment centers characteristically have high transportation impacts and
environmental concerns such as noise, dust and pollution. Even with the
associated impacts,these centers are intended to provide pleasant and safe
environments for employees and visitors through planning and design
standards. Outdoor eating and seating areas, pedestrian routes within
parking lots and other pedestrian amenities should be provided for
employees and visitors. Employment centers include, but are not limited to,
the following activities and services in higher density commercial and
industrial zone districts:
a. Hotels and motels.
b. Restaurants, including drive-in restaurants.
c. Utility service facilities.
d. Police and fire stations.
e. Any use of a research, repairing, manufacturing, fabricating,
processing, assembling or storage nature, as long as the use is
conducted entirely within enclosed buildings.
B. Regional Commercial Centers. Regional commercial centers are intended to
provide safe, efficient areas offering convenience goods and services to residents
of surrounding neighborhoods. These centers include commercial and industrial
activities which are medium-intensity level and have few environmental and
service-related impacts. Activities in these centers may include the following:
1. Retail shops.
2. Civic uses such as libraries, community centers and churches.
3. Service businesses such as offices.
4. Public facilities and utility service facilities.
5. Restaurants.
6. Retail and wholesale establishments.
7. Light manufacturing and research facilities.
C. Neighborhood Centers. Neighborhood centers are established to provide
convenience goods and services primarily for the residents of a specific
neighborhood. These centers should be accessible via sidewalks, trails or
greenways, creating identity for individual neighborhoods. Neighborhood centers
characteristically have few environmental impacts and rely more upon
service-related provisions, such as law enforcement and fire protection. New
development within these centers shall,therefore, mitigate the impacts associated
with its use. Neighborhood centers include, but are not limited to, the following
activities and services:
1. Small parks.
2. Civic uses, such as places of worship, libraries and community centers.
3. Public facilities, such as schools.
4. Service businesses, such as smaller offices.
5. Residential mix.
D. Residential.
1. Residential districts within this MUD area are encouraged to be cohesive,
identifiable and diverse, while retaining the current agrarian lifestyle of
residents in the area. The County encourages comprehensive and
coordinated neighborhood design efforts in developments, especially with
regard to circulation provisions, conservation of natural features and
relationship to established neighborhood centers. The County also
encourages diversity of housing types,including owner-occupied and rental
housing, which serve all economic segments of the population and match
local incomes and age groups. Higher residential densities shall be situated
within close proximity to the designated neighborhood centers. Each
neighborhood shall have an interconnected network of local streets that
provide direct connections to local destinations.
2. The successful design and development of residential neighborhoods within
this MUD area is essential for it to function efficiently and provide a sense of
place and community identity. Developments are encouraged to incorporate
design features which enhance the quality of the neighborhood and promote
safety for its residents. An example of various design considerations for
subdivisions is illustrated in Appendix 26-D.
E. Limiting Site Factors.
1. Areas comprised of limiting site factors contain certain physical elements
that obstruct, or are hazardous to, certain types of development. These
physical elements include floodplain, critical wildlife habitat areas, aquifer
recharge, riparian areas, topographical constraints and other similar
inhibiting elements. Although these sites contain factors which limit certain
types of development, these areas are nevertheless usable for agricultural
production, recreational activities and parks, or other functions that cannot
damage or be damaged by the constraining site factors. These areas can
also enhance the character of this MUD area by providing corridors for trails
and wildlife, and for the protection of natural resources, riparian habitats and
natural features essential to the identity of this MUD area.
2. Land designated as having limiting site factors on the 1-25 Mixed Use
Development Area Structural Land Use Map,the most recent copy of which
is on file at the Clerk to the Board's office and the Department of Planning
Services, are primarily defined by the one-hundred-year floodplain (as
defined by FEMA Flood Insurance Rate Maps), which comprises
approximately four thousand five hundred (4,500) acres, or thirty-eight
percent(38%) of the total designated area in this MUD area. Sites shown
with limiting factors also incorporate other important natural features as well,
including wildlife habitat,mature riparian areas,primary drainageways,and
sand and gravel resources. Therefore,additional land containing limiting site
factors is shown along irrigation canals and ditches and adjacent to lakes.
To the maximum extent practical,development within areas having limiting
site factors shall be located to preserve the natural features of the site, to
avoid areas of environmental sensitivity and to minimize negative impacts
and alteration of natural features.
Sec. 26-2-30. Common open space regulations.
A. All Planned Unit Developments (PUDs)within the 1-25 MUD area shall preserve a
portion of the site as common open space. Common open space is defined as any
usable parcel of land or water essentially unimproved and set aside, dedicated,
designated or reserved for public or private use or enjoyment, or for the use and
enjoyment of owners or occupants of land adjoining or neighboring such an area.
Common open space includes landscape areas that are not occupied by buildings
or uses, such as storage or services areas, private courtyards, parking lots and
islands. In all PUD districts except for those containing residential uses, common
open space may include landscape setbacks adjacent to roadways, where the
setbacks are not utilized as parking or storage areas. Common open space is not
to be included in the calculation of the maximum coverage per lot. The minimum
percentages of land in each development devoted to common open space is listed
in Appendix 26-E. Department of Planning Services' staff reserves the ability to
evaluate development design proposals with less common open space than listed
in Appendix 26-E. Staff will determine if the proposed common open space meets
the intent of the requirements in this Chapter.
B. Common open space shall be delineated in the sketch plan phase of the PUD
process. See the example in Appendix 26-F. In areas preserved as common open
space, a detailed description of the types of grass and landscaping which will be
utilized and the maintenance schedule for such landscaping shall be submitted to
the Department of Planning Services.
C. Cash-in-lieu of Common Open Space Regulation. In lieu of the preservation of land
for on-site common open space,and subject to the discretion of the Board of County
Commissioners, the applicant may utilize the cash-in-lieu of common open space
option outlined in Section 27-6-80.B.8 with terms defined in Chapter 27,Article II of
this Code. This option shall be outlined in the sketch plan application to the
Department of Planning Services.
Sec. 26-2-40. Maximum lot coverage regulations.
All land use applications in the 1-25 MUD area shall adhere to the regulations governing the
maximum percentage of lot coverage. The maximum lot coverage is defined as the maximum
percent of the total area of a lot in a zone district that shall be covered by any structure. Land shall
not be deemed covered if it is used for growing grass,shrubs,trees, plants or flowers; it is covered
by decorative gravels or wood chips; or it is otherwise suitably landscaped. The percentage of
coverage on a lot shall not include the area of the lot or development designated as common open
space as outlined in Appendix 26-E. The percentages outlined in Table 26.1 below shall be deemed
the maximum lot coverage for each zone district within the I-25 MUD area.
Table 26.1
Maximum Lot Coverage in the 1-25 MUD Area
Percent of
Zone District within the Maximum Lot
PUD District Coverage
C-1,C-2, C-3, C-4, I-1, 1-2, 1-3 85%
R-1, Estate,A* 50%
R-2, R-3, R-4, R-5 60%
*Agricultural zone districts in platted areas.
Sec. 26-2-50. Landscaping regulations.
A. Intent. Landscaping is extremely important for ensuring the quality of development
in the 1-25 MUD areas. Trees, shrubs and other plantings add greatly to the
aesthetic appeal while controlling erosion, reducing glare, lowering temperatures,
buffering sounds and blocking or diverting wind. As no single landscaping plan can
be prescribed for all developments due to differing land features,topology and soils,
the County allows flexibility and encourages creativity in landscape designs.
Landscaping must be sensitive to the characteristics and maintenance requirements
of the planting selected. Species must be chosen that are hardy for the climate and
soil conditions in the MUD areas, that can tolerate traffic, that are resistant to
disease and insects, and which can be maintained. The following landscaping
standards set minimum requirements for all developments within the MUD areas.
B. Design Criteria.
1. Landscapes shall utilize the following principles for maximum use of water:
a. Well-planned and approved planting schemes.
b. Appropriate selection of drought-tolerant turf species to minimize
water needs and the use of water-hungry species of turf.
c. Mulch to reduce evaporation
d. Zone plant groupings according to its microclimatic needs and water
requirements
e. Improvement of the soil with organic matter, if needed
f. Efficient irrigation design
g. Proper maintenance and irrigation scheduling.
2. Landscapes shall consist of a variety of species. A partial list of plant
materials that are native or adapted to Colorado's Front Range is included
in Appendix 26-G. Plant materials that are discouraged within this area
include:
a. Cotton-bearing cottonwoods (Populus).
b. Siberian and Chinese elm (Ulmus).
c. Tree of Heaven (Allianthus).
d. Russian olive (Eleagnus angustifolia).
e. Purple loosestrife (Lythrum salicaria).
f. All plants identified as noxious plants in Chapter 15 of the Weld
County Code.
3. Buildings and parking areas shall be located to preserve and promote the
health of existing trees. The applicant shall be responsible for locating and
preserving,where feasible, all individual trees of four-inch caliper in size or
larger,and massed groups of small trees. Before construction,the following
precautions shall be taken to preserve quality trees:
a. The applicant shall submit to the Department of Planning Services,
a detailed Landscape Plan delineating the existing and proposed
trees, shrubs, ground covers, natural features such as rock
outcroppings and other landscaping elements. The Plan shall show
where landscaping exists or will be located, along with planting and
construction details. Where existing plantings are to be retained,the
applicant shall include in the plans proposed methods of protecting
the plantings during construction.
b. The applicant shall demonstrate to the Department of Planning
Services that the maximum possible landscaping was preserved or
relocated through the development process.
c. Heavy equipment shall be kept at least five (5) feet from tree drip
lines to prevent tree roots from being damaged.
4. Whenever the use of the property to be developed or redeveloped will conflict
with the use of adjoining property,there shall be an opaque planted screen
between the two (2) properties. The screen shall moderate the impact of
noise, light, aesthetic concerns and traffic.
5. All landscaping shall strive to maximize the use of native species. Where
native material is not appropriate for the intended use or appearance, plant
species that are regionally adapted and noninvasive shall be used.
6. Fescue, brome/fescue or other turf types shall be used in lieu of bluegrass
where heavy foot traffic is not anticipated. Seeding versus sodding of all turf
types is preferred when the growing season allows for adequate germination
and establishment of the turf to sufficiently control erosion.
7. Landscaped areas shall be configured to maximize interconnectivitywithin
the site, to natural areas and landscaped areas within existing or future
adjacent development. Small isolated islands of landscaping, except as
required in parking lots and for screening along roadways,shall be avoided.
Open space shall be provided where significant natural features exist.
C. Landscaping Requirements for Parking Lots.
1. At least ten percent(10%)of the area of a parking lot must be landscaped if
the lot contains ten(10)or more spaces. This requirement may be counted
toward the maximum lot coverage requirement of each zone district. At least
seventy-five percent(75%)of the required landscape area shall include living
plant material.
2. Berming and shrub or tree planting shall be used to screen parking lots from
view of the roadway. Berms can vary in height, depending on location and
proximity of existing trees. Berms shall have smooth transitions from the top
of the curb to the setback line so as to not create snow traps, with
allowances made for placement of the sidewalk. Grading of berms shall not
be lumpy or abrupt. See Appendix 26-H.
3. Landscaping techniques shall be used to alleviate the harsh visual
appearance that accompanies parking lots. See Appendix 26-I. At least
seventy-five percent (75%) of the length of the frontage of the parking lot
must be effectively screened.
4. A minimum of five percent (5%) of the parking area shall be landscaped
exclusive of setback areas. Trees planted in parking areas should be either
in bays or planting islands of at least five feet by five feet (5' X 5'). Trees
should be distributed throughout the parking area; however, they shall be
placed so they do not obstruct visibility for cars and pedestrians. Generally,
every tenth parking space should be delineated with a planting island in
addition to the five percent (5%). See Appendix 26-J.
5. Loading,service or storage areas must be screened with an opaque screen
that is an integral part of the building architecture. Chain link fencing with
slats, fabric or pallets are not an acceptable screening material. Plant
material shall be used to soften the appearance of the screen.
D. Landscaping Requirements along Roadway Corridors.
1. Intent. The major roadway corridors within this MUD area are 1-25, State
Highway 119,State Highway 66,Weld County Road 1 and all strategic roads
as delineated by the Weld County Strategic Roadways. These roadways
play an important role in the function and image of the MUD areas. The
following design standards relate to the visual quality of these four (4)
roadways. As the MUD areas develop, additional roadways may require
similar consideration as these existing major roadway corridors. This
determination will be made by the Department of Public Works and the
Colorado Department of Transportation. All roadways that are not
considered major roadway corridors are considered secondary roadways.
2. Design Criteria.
a. Plantings along road rights-of-way shall be integrated with the rest of
the site.
b. That portion of a lot in any zone district which abuts a public or
private road right-of-way shall be landscaped with a minimum
two-and-one-half-inch (2-1/2") caliper shade tree or six-foot (6')
minimum height coniferous tree at a distance of ten (10) feet,
measured at a right angle from the lot line towards the interior of the
lot, for every forty (40) linear feet of street frontage. Trees may be
grouped with a maximum distance of one hundred feet (100')
between trees or groupings, with exceptions made at entrance
drives.
c. A minimum landscape setback along 1-25,State Highway 119 and all
strategic roads and subsequent frontage roads,shall be fifty feet(50')
measured from the existing or planned future right-of-way.
d. Along 1-25,State Highways 119 and 66,Weld County Road 1,and all
strategic roads,tree planting distances shall be clustered or grouped
from the roadway to avoid a straight line of trees. The effectiveness
of the screening shall be increased by planting trees and shrubs in
layered beds(two or more rows of plant material rather than a single
row). A mix of coniferous and deciduous trees and shrubs shall be
planted in clusters or groupings.
e. Applicants adjacent to 1-25, State Highway 119, and/or strategic
roads shall construct a berm along the highway with maximum 5:1
side slopes to a height sufficient to screen ground plane development
(parking lots, storage areas or other similar site elements) as far as
one hundred eighty(180)feet from the right-of-way line(fifty feet of
landscape setback plus one hundred thirty feet of site development).
The maximum height berm required shall be six (6) feet above the
existing elevation in the location of the berm. If needed, additional
height beyond that which can be achieved with a six-foot-high berm
shall be achieved through dense landscape plantings. Plantings on
top of berms shall be designed so as to not create snow traps. A
berm may not be required if the subject property is elevated above
the roadway and it can be demonstrated that views into the site will
not be possible for a distance of one hundred eighty (180) feet.
Required landscaping and screening within the landscape setback
and other portions of the property shall be governed by the landscape
standards contained within this Chapter and any other more
restrictive requirements contained in Chapters 23 and 24 of this
Code.
f. There shall be a minimum twenty-five-foot-wide landscape setback
along State Highway 66, Weld County Road 1, and all strategic
roads, measured from the existing or planned future right-of-way.
g. There shall be a minimum twenty-foot-wide(20')landscape setback
measured from the existing or planned future right-of-way to any
parking lot,fencing,storage area or structure. Required landscaping
and screening within the landscape setback and other portions of the
property shall be governed by the landscape standards contained
within this Chapter and any other more restrictive requirements
contained in Chapters 23 and 24 of this Code.
h. Appendices 26-M through 26-P illustrate the proposed character,
berming and landscape setbacks for the 1-25 and State Highway 119
corridors.
Sec. 26-2-60. Transportation and circulation regulations.
A. Intent. As transportation demands increase in the 1-25 MUD area, the need to
preserve the functional integrity and hierarchy of the existing roadways and provide
new roadway capacity is increasingly important. The purpose of this Section is to
provide for the planning, design and construction of improvements to new and
existing roadway facilities consistent with Chapters 22, 23, 24 and 27 of this Code.
The intent of these standards is to provide a certain level of performance.
Consequently,if it can be shown that an alternate design,material or procedure will
provide performance equal to, or better than, the required design, material or
procedure, that alternate may be approved by the Director of Public Works.
B. Traffic Impact Analysis. All significant developments within the MUD areas shall be
required to prepare a traffic impact analysis. All traffic analysis information and
reports shall be prepared and certified to by a Registered Professional Engineer
competent in traffic engineering. The intent of this analysis is to determine the
project's cumulative development impacts, appropriate project mitigation and
improvements necessary to offset a specific project's impacts. The County may
require the developer to pay a proportionate share of the costs of said improvements
through an Improvements Agreement. All traffic impact analysis shall contain,as a
minimum, the following information:
1. Introduction: Describe the proposed development and parameters of the
study area.
2. Existing Conditions:
a. The street capacity standard in the MUD areas is Level of Service C
and the intersection capacity is Level of Service D.
b. Conduct a.m.and p.m.peak hourturn movements and average daily
traffic counts for intersections and links within the study area,if there
are no available counts collected within the previous twelve (12)
months.
c. Conduct a peak-hour intersection level of service analysis for the
intersections.
d. Determine whether the existing daily traffic volumes exceed the
arterial daily volume standards as identified in the MUD street
standards for major arterial, arterial, secondary, collector and local
streets presented in Appendix 24-E, Roadway Cross-Sections.
These standards delineate right-of-way,lane configurations,median
treatment, bike lanes and pedestrian sidewalks.
3. Cumulative Conditions:
a. Identify previously approved or anticipated developments that may
affect the study area's circulation system.
b. Generate, distribute and assign traffic to the existing roadway
network.
c. Determine annual growth rates and project future traffic volumes for
the time frame corresponding to project build-out.
d. Identify funded circulation improvements, both public and private,that
will be constructed, prior to the proposed development's occupancy.
e. Conduct a peak hour intersection level of service analysis and
compare daily volume forecasts to street standards assuming
cumulative developments, annual growth rates and funded
improvements.
f. Determine mitigation measures to offset cumulative conditions if level
of service exceeds the MUD areas standards.
4. Trip Generation: Determine daily, and a.m. and p.m. peak hour trip
generation for the proposed development using established rates identified
in the Trip Generation Manual published by the Institute of Transportation
Engineers or as agreed to with County staff.
5. Trip Distribution: Based on assumptions contained in the MUD areas traffic
analysis or market estimates, describe the anticipated trip distribution
patterns for the proposed development.
6. Trip Assignment: Based on the projected trip generation, assumed trip
distribution and the prevailing roadway network,assign the projected traffic
to the intersections and streets within the study area.
7. Existing + Committed + Project (E+C+P) Traffic Volumes and Level of
Service:
a. Add project a.m. and p.m. peak hour and daily traffic volumes to
existing plus committed traffic volumes.
b. Conduct intersection level of service analysis and determine whether
daily traffic volumes exceed street standard thresholds.
8. Signal Warrant Analysis:
a. The 1-25 MUD Transportation Network Map 2.2,the most recent copy
of which is on file at the Clerk to the Board's office and the
Department of Planning Services, identifies future locations for
signalization. Signals,however,should not be installed prior to when
they are needed.
b. Using the AASHTO Manual on Uniform Traffic Control Devices
(MUTCD),determine whether proposed intersection volumes exceed
signal warrants for those locations on the transportation network
where signals are proposed.
9. Access: Projects involving access to the state highway system shall
indicate appropriate conformance to the latest revisions of the State Highway
Access Code. The report shall discuss how the proposed development
meets the access control guidelines as presented in Section 4.4.2 of the
MUD Background Document, available at the Department of Planning
Services.
10. Mitigation Measures: Mitigation measures will be to implement the needed
improvements to offset project impacts as determined by the traffic impact
analysis.
C. Design Standards.
1. All development within the MUD areas shall comply with Chapters 22,23,24
and 27 of this Code and the Colorado State Highway Access Code,
2 CCR 601-1. Consistent with the urban-scale development standards in the
MUD areas, all parking areas for commercial and industrial development
shall be paved according to geometric and road structure design standards.
2. Geometric Design Standards. Geometric design for streets and roads shall
be in accordance with A Policy on the Geometric Design of Highways and
Streets published by the American Association of State Highway and
Transportation Officials. Specifications, standards or design criteria
published by the other governmental agencies, professional organizations or
generally accepted authoritative source may be used in geometric design.
All specifications, standards, or design criteria shall be referenced and
copied as part of the submittal information.
3. Road Structure. Structural capacity shall be designed in accordance with
the Guide for Design of Pavement Structures published by the American
Association of State Highway and Transportation Officials. Specifications,
standards or design criteria published by other governmental agencies,
professional organizations or generally accepted authoritative source may
be used in design. All specifications, standards or design criteria shall be
referenced and copied as part of the submittal information. All roads shall
adhere to the standards set forth in Chapter 24, Article VII of this Code.
4. Structural Road Improvements. Adjacent roadways shall be designed to
meet the full typical section specified in the County Transportation Plan and
Chapter 24 of this Code. For example, improvements may include the
construction of travel lanes,shoulders, bike lanes,medians,curb,gutter and
sidewalks. Required improvements may also include the acquisition of
right-of-way and construction easements that will be dedicated to the public.
Improvements attributed to the development shall be consistent with the
direct impact a particular development has on the County road system, as
determined by a professional transportation study. The road improvements
agreement and roadway construction plans shall be considered by the Board
of County Commissioners.
D. Circulation System.
1. The proposed MUD circulation system is presented at Map 2.2, the most
recent copy of which is on file at the Clerk to the Board's office and the
Department of Planning Services. The transportation network reflects a
hierarchy of roads, from a major arterial which serves both the regional and
local traffic with higher speeds and capacities with controlled private access,
to a collector which serves local traffic and provides access to future
development. The proposed hierarchy of roads includes both reconstruction
and/or widening of existing roads and alignments for new roads. The
transportation network also identifies locations of future signals.
2. The MUD roadway cross-sections are identified in Appendix 24-E, Roadway
Cross-Sections, of this Code. Roadway classifications may change as
development in the MUD areas occurs. Roadway classifications may be
re-evaluated by the Director of Public Works with the results of the traffic
impact analysis.
Sec. 26-2-70. Sign district regulations.
A. Intent. Within the 1-25 MUD areas, signage has become an increasingly important
issue,especially along traffic corridors such as 1-25 and State Highway 119. While
signs serve as important directional, informational and advertising tools, the
clustering of signs may obscure the landscape and confuse and distract drivers.
Signage controls are intended to protect and preserve the visual quality of the
roadways within the 1-25 MUD areas while preventing the obstruction of traffic
visibility and confusion from improperly placed and designed signs. These
provisions control the magnitude, placement and number of signs in the 1-25 MUD
area. These regulations can be found in Section 23, Article IV of this Code.
Sec. 26-2-80. Utility, infrastructure and public facility regulations.
A. Intent. By their nature, most utility services are highly regulated. This regulation
encompasses ownership, financing, competition, cost recovery, construction,
environmental protection and safety. Given this regulatory and legal environment,
well-established federal, state, county and industry standards/codes exist which
govern most aspects of utility service. The intent of this Section is to provide
additional regulations and standards for water supply to meet fire flow demands and
solid waste collection service, and to provide standards for public facilities and
services throughout the MUD areas.
B. Water Supply and Sewage Disposal. The specifications of water supply
requirements for fire protection within the 1-25 MUD areas are provided by the
Mountain View Fire Protection District. The Mountain View Fire Protection District
shall be consulted concerning its fire requirements. Chapter 22 of this Code
specifies that the water supply system serving a proposed development site orzone
district must deliver a minimum of five hundred (500) gallons per minute at twenty
(20)pounds per square inch residual pressures for thirty(30)minutes. The St.Vrain
Sanitation System, a private sanitation system, shall service all sewage disposal
within the 1-25 MUD areas for uses except those specifically exempted from the PUD
process in Section 26-2-60 of this Chapter.
C. Solid Waste. Residential and commercial solid waste collection services in the area
shall be arranged directly between solid waste disposal firms and property
owners/managers. Solid waste disposal shall be accomplished by collection firms
at licensed disposal facilities.
D. Storm Drainage Design and Technical Criteria. The County does not publish
technical data or storm drainage design manuals. The consulting engineer for the
developer is to use published material by a generally accepted authority approved
by the Director of Public Works. The material used must be referenced and copied
as part of the submittal information. All development within the MUD areas shall
adhere to the Storm Drainage Design and Technical Criteria regulations in Section
24-7-130 of this Code.
ARTICLE III
Southeast Weld MUD
Sec. 26-3-10. Development Standards.
Recent activity in the Southeast Weld MUD area has accelerated and reinforced the need
for long-term approaches to planning. This increase in development has resulted in the creation of
development standards to regulate these areas. These development standards shall apply to all
structures and land within the MUD areas as shown on the Southeast Weld Mixed Use Development
Structural Land Use Map,the most recent copy of which is on file at the Clerk to the Board's office
and the Department of Planning Services. These regulations provide development standards to
implement the goals and policies in the Mixed Use Development section of Chapter22 of this Code.
Sec. 26-3-20. Intent.
The intent of these regulations is to ensure the compatibility of various land uses, buildings
or structures within the Southeast Weld MUD area. These regulations are intended to allow flexibility
and encourage creativity in development of the areas in regard to density, height of structures,
setbacks and common open space. The development standards found in this plan are the minimal
development standards allowed in the Southeast Weld MUD area.
A. This MUD area will be a balanced and sustainable community that integrates the
traditional rural heritage of Weld County into all aspects of the community. It is the
intent of the area to fit within the landscape of southern Weld County by preserving
prime irrigated agricultural land for use by local farmers and by providing a transition
of land uses that focus the high densities in the center and lower densities along the
perimeter, and by incorporating a prairie style character into the theme of the
community.
B. This MUD area will include a variety of land uses that are organized around a
passive and active open space system and an ongoing agricultural element. There
will be a diversity of housing types enabling citizens from a wide range of economic
levels and age groups to live within the community,as well as some commercial and
retail services, to address the needs of the residents.
C. Neighborhoods within this MUD area will vary within the community and may include
one-acre cluster lots adjacent to existing agricultural areas and traditional
single-family lots, as well as areas for higher density town homes. The character
of the neighborhood commercial services shall be reminiscent of that found in rural
communities throughout the west: limited public ancillary facilities,such as a library
satellite facility and/or fire station; a grange hall for local gatherings or farmer's
markets, agricultural businesses and other neighborhood convenience services and
businesses; as well as a variety of high to higher density housing.
Sec. 26- 3-30. Southeast Weld MUD Structural Land use categories.
In the Southeast Weld MUD area, land use is grouped into four categories. These
categories are conceptual and not intended or construed to give rise to any vested rights in the
continuation of any particular use,district,zoning classification or any permissible activities therein.
A. Structural land use categories:
1. Neighborhood centers.
2. Residential neighborhoods.
3. Agricultural lands.
4. Limiting site factors.
B. Each structural category consists of distinct and unique qualities and is established
as a matter of policy to guide and implement planned land use development. These
categories are further defined in Section 26-2-30 and are delineated on the
Southeast Weld Mixed Use Development Area Structural Land Use Map,the most
recent copy of which is on file at the Clerk to the Board's Office and the Department
of Planning Services. The correlation of the categories to generalized zone districts
as defined in Chapter 23 of this Code are outlined in Appendix 26-C. In all cases,
Chapters 23, 24 and 27 should be consulted for clarification of specific
requirements.
C. Contiguous open space that provides a balanced mix of active and passive
recreational opportunities will be an integral element of this MUD area and will be
clustered in order to provide for meaningful open space corridors,which will include
an extensive trail system that links the neighborhoods to local amenities, such as
schools and parks.
D. Each structural category consists of distinct and unique qualities and is established
as a matter of policy to guide and implement planned land use development. These
categories are further defined as follows,and are delineated on the Southeast Weld
Mixed Use Development Structural Land Use Map, the most recent copy of which
is on file at the Clerk to the Board's office and the Department of Planning Services.
The correlation of the categories to generalized zone districts as defined in Chapter
23 of this Code are outlined in Appendix 26-C. In all cases, Chapters 23,24,and 27
should be consulted for clarification of specific requirements.
1. Neighborhood centers.
a. A commercial center created in the heart of the Southeast Weld MUD
will serve the neighborhood commercial and retail needs of the
community. This commercial center should be consistent in
character of communities throughout the West.
b. The commercial centers are intended to provide safe,efficient areas
offering convenience goods and services to residents of surrounding
neighborhoods. These centers include commercial and industrial
activities which are medium-intensity levels and have few
environmental and service-related impacts.
c. Integrated commercial centers shall be appropriately located and
scaled to improve the livability of residential neighborhoods.
Commercial uses should not exceed a 0.25 floor area ratio. Uses
may include the following:
1) Banks.
2) Day care centers.
3) Service businesses and offices.
4) Personal service establishments.
5) Restaurants.
6) Retail sales, including retail and wholesale
establishments.
7) Civic and cultural facilities.
8) Places of worship.
9) Clubhouse and recreational facilities.
10) Public gathering areas.
11) Public facilities and utility service facilities.
d. Site design techniques should be incorporated that provide
convenient vehicular and pedestrian access to the neighborhood
commercial areas from adjacent residential neighborhoods.
2. Residential neighborhoods.
a. Residential districts within this MUD area are encouraged to be
cohesive,identifiable and diverse,while retaining the current agrarian
character of residents in the area. The County encourages
comprehensive and coordinated neighborhood design efforts in
developments, especially with regard to circulation provisions,
conservation of natural features and relationship to established
neighborhood centers. The County also encourages diversity of
housing types,including owner-occupied and rental housing,which
serve all economic segments of the population and match local
incomes and age groups. Higher residential densities shall be
situated within close proximity to the designated neighborhood
centers. Each neighborhood shall have an interconnected network
of local streets that provide direct connections to local destinations.
b. Residential development within this MUD is clustered in such a way
as to protect and preserve large contiguous areas of open space,
prime irrigated agricultural land, important natural resources and
scenic views. The intent is to include a mix of densities to create
variation and options within the neighborhoods being created,ranging
from low density rural estate lots (1 dwelling unit per acre) up to
medium density areas(10 dwelling units per acre)envisioned within
and near the center or core area as defined by the intersection of
Weld County Roads 49 and 22. Appropriate neighborhood
commercial services permitted under the Comprehensive Plan's
definition of"Residential"will be located at this general intersection.
All uses within the Residential land use category will utilize public
sewer service.
c. The residential diversity incorporates single-family detached homes,
single-family cluster,attached single-family homes and multi-family
homes. The community elements of a neighborhood,such as active
parks, passive open space, public and civic facilities, including but
not limited to, schools, utilities, roadways, fire protection, law
enforcement and places of worship,will be permitted uses within the
residential land use designation. All uses will have good pedestrian
connectivity and accessibility.
d. The successful design and development of residential neighborhoods
within this MUD area is essential for it to function efficiently and
provide a sense of place and community identity. Developments are
encouraged to incorporate design features which enhance the quality
of the neighborhood and promote safety for its residents. An
example of various design considerations for subdivisions is
illustrated in Appendix 26-D. These neighborhoods should be
accessible via sidewalks, trails or greenways, creating identity for
individual neighborhoods. Residential areas characteristically have
few environmental impacts and rely more upon service-related
provisions such as law enforcement and fire protection. New
development within these locations shall, therefore, mitigate the
impacts associated with its use. Residential neighborhoods include,
but are not limited to, the following activities and services:
1) Small parks.
2) Civic uses, such as places of worship, libraries and
community centers.
3) Schools.
4) Residential.
5) Public facilities and utility service facilities.
3. Agricultural lands.
a. Approximately 1,400 acres of this MUD area will remain agricultural.
Lands that are currently irrigated and have the necessary soil
characteristics will continue to be used for agriculture purposes.
Through the use of alternative irrigation methods, the identified
agricultural lands will remain a viable and important asset to Weld
County. The effluent from the proposed treatment facility located in
this MUD area will be a source of water that can be managed as part
of a re-use management plan that will make water available for
irrigation within this MUD area, as well as the potential for providing
some assistance for the agricultural property and agricultural wells
within the Box Elder basin. The water that will serve this MUD must
be treated and released in Weld County, providing a source of
groundwater recharge that can be a benefit for agricultural wells and
crop producing areas within Weld County.
b. Utility service facilities may be provided within the areas designated
as agricultural.
4. Limiting site factors.
a. Areas comprised of limiting site factors contain certain physical
elements that obstruct, or are hazardous to, certain types of
development. These physical elements include floodplain, critical
wildlife habitat areas,aquifer recharge,riparian areas,topographical
constraints and other similar inhibiting elements. Although these
sites contain factors which limit certain types of development,these
areas are, nevertheless, usable for agricultural production,
recreational activities and parks, or other functions that cannot
damage or be damaged by the constraining site factors. These
areas can also enhance the character of this MUD area by providing
corridors for trails and wildlife, and for the protection of natural
resources, riparian habitats and natural features essential to the
identity of the this MUD area.
b. Land designated as having limiting site factors on the Southeast
Weld Mixed Use Development Structural Land Use Map, the most
recent copy of which is on file at the Clerk to the Board's office and
the Department of Planning Services, are primarily defined by the
one-hundred-year floodplain (as defined by FEMA Flood Insurance
Rate Maps). Sites shown with limiting factors also incorporate other
important natural features as well, including wildlife habitat, mature
riparian areas, primary drainageways and sand and gravel
resources. Therefore,additional land containing limiting site factors
is shown along irrigation canals and ditches and adjacent to lakes.
To the maximum extent practical,development within areas having
limiting site factors shall be located to preserve the natural features
of the site,to avoid areas of environmental sensitivity and to minimize
negative impacts and alteration of natural features.
Sec. 26-3-40. Common open space regulations.
A. All Planned Unit Developments(PUDs)within the MUD area shall preserve a portion
of the site as common open space. Common open space is defined as any usable
parcel of land or water essentially unimproved and set aside,dedicated,designated
or reserved for public or private use or enjoyment, or for the use and enjoyment of
owners or occupants of land adjoining or neighboring such an area. Common open
space includes landscape areas that are not occupied by buildings or uses,such as
storage or services areas, private courtyards, parking lots and islands. In all PUD
districts except those containing residential uses,common open space may include
landscape setbacks adjacent to roadways,where the setbacks are not utilized as
parking or storage areas. Common open space is not to be included in the
calculation of the maximum coverage per lot. The minimum percentages of land in
each development devoted to common open space is listed in Appendix 26-E.
Department of Planning Services'staff reserves the ability to evaluate development
design proposals with less common open space than listed in Appendix 26-E.Staff
will determine if the proposed common open space meets the intent of the
requirements in this Chapter.
B. Common open space shall be delineated in the sketch plan phase of the PUD
process. See Appendix 26-F. In areas preserved as common open space, a
detailed description of the types of grass and landscaping which will be utilized and
the maintenance schedule for such landscaping shall be submitted to the
Department of Planning Services.
C. Cash-in-lieu of common open space regulation. In lieu of the preservation of land for
on-site common open space, and subject to the discretion of the Board of County
Commissioners, the applicant may utilize the cash-in-lieu of common open space
option outlined in Section 27-6-80.6.8 with terms defined in Chapter 27,Article II of
this Code. This option shall be outlined in the sketch plan application to the
Department of Planning Services.
Sec. 26-3-50. Maximum lot coverage regulations.
All land use applications in the Southeast Weld MUD area shall adhere to the regulations
governing the maximum percentage of lot coverage. The maximum lot coverage is defined as the
maximum percent of the total area of a lot in a zone district that shall be covered by any structure.
Land shall not be deemed covered if it is used for growing grass, shrubs, trees, plants or flowers;
if it is covered by decorative gravels or wood chips; or if it is otherwise suitably landscaped. The
percentage of coverage on a lot shall not include the area of the lot or development designated as
common open space as outlined in Appendix 26-E. The percentages outlined in Table 26.2 below
shall be deemed the maximum lot coverage for each zone district within the Southeast Weld MUD
area.
Table 26.2
Maximum Lot Coverage in the Southeast Weld MUD area
Zone District within the Percent of Maximum
PUD District Lot Coverage
C-1, C-2 85%
R-1 50%
R-2, R-3, R-4, R-5 60%
Estate,A 30%
Agricultural zone districts in platted areas.
Sec. 26-3-60. Landscaping regulations.
A. Intent. Landscaping is extremely important for ensuring the quality of development
in the Southeast Weld MUD area. Trees,shrubs and other plantings add greatly to
the aesthetic appeal while controlling erosion,reducing glare,lowering temperatures,
buffering sounds and blocking or diverting wind. As no single landscaping plan can
be prescribed for all developments due to differing land features,topology and soils,
the County allows flexibility and encourages creativity in landscape designs.
Landscaping must be sensitive to the characteristics and maintenance requirements
of the planting selected. Species must be chosen that are hardy for the climate and
soil conditions in the Southeast Weld MUD area,can tolerate traffic,are resistant to
disease and insects, and which can be maintained. The following landscaping
standards set minimum requirements for all developments within the MUD areas.
B. Design criteria.
1. Landscapes shall utilize the following principles for maximum use of water:
a. Well-planned and approved planting schemes.
b. Appropriate selection of drought-tolerant turf species to minimize
water needs and the use of water-hungry species of turf.
c. Mulch to reduce evaporation.
d. Zone plant groupings, according to their microclimatic needs and
water requirements.
e. Improvement of the soil with organic matter if needed.
f. Efficient irrigation design.
g. Proper maintenance and irrigation scheduling.
2. Landscapes shall consist of a variety of species. A partial list of plant
materials that are native or adapted to Colorado's Front Range is included
in Appendix 26-G. Plant materials that are discouraged within this area
include:
a. Cotton-bearing cottonwoods (Populus).
b. Siberian and Chinese elm (Ulmus).
c. Tree of Heaven (Allianthus).
d. Russian olive (Eleagnus angustifolia).
e. Purple loosestrife (Lythrum salicaria).
f. All plants identified as noxious plants in Chapter 15 of the Weld
County Code.
3. Buildings and parking areas shall be located to preserve and promote the
health of existing trees. The applicant shall be responsible for locating and
preserving,where feasible, all individual trees of four-inch caliper in size or
larger,and massed groups of small trees. Before construction,the following
precautions shall be taken to preserve quality trees:
a. The applicant shall submit to the Department of Planning Services a
detailed Landscape Plan delineating the existing and proposed trees,
shrubs,ground covers, natural features,such as rock outcroppings,
and other landscaping elements. The Plan shall show where
landscaping exists or will be located, along with planting and
construction details. Where existing plantings are to be retained,the
applicant shall include in the plans proposed methods of protecting
the plantings during construction.
b. The applicant shall demonstrate to the Department of Planning
Services that the maximum possible landscaping was preserved or
relocated through the development process. At least fifteen percent
(15%) of the overall site must be landscaped. See Appendix 26-F.
c. Heavy equipment shall be kept at least five (5) feet from tree drip
lines to prevent tree roots from being damaged.
4. Whenever the use of the property to be developed or redeveloped will conflict
with the use of adjoining property,there shall be an opaque planted screen
between the two (2) properties. The screen shall moderate the impact of
noise, light, aesthetic concerns and traffic.
5. All landscapes shall strive to maximize the use of native species. Where
native material is not appropriate for the intended use or appearance, plant
species that are regionally adapted and noninvasive shall be used.
6. Fescue, brome/fescue or other turf types shall be used in lieu of bluegrass
where heavy foot traffic is not anticipated. Seeding versus sodding of all turf
types is preferred when the growing season allows for adequate germination
and establishment of the turf to sufficiently control erosion.
7. Landscape areas shall be configured to maximize its interconnectivitywithin
the site, to natural areas and to landscape areas within existing or future
adjacent development. Small isolated islands of landscaping, except as
required in parking lots and for screening along roadways,shall be avoided.
Open space shall be provided where significant natural features exist.
C. Landscaping requirements for parking lots.
1. At least ten percent(10%)of the area of a parking lot must be landscaped if
the lot contains ten(10)or more spaces. The requirement may be counted
toward the maximum lot coverage requirement of each zone district. At least
seventy-five percent(75%)of the required landscape area shall include living
plant material.
2. Berming and shrub or tree planting shall be used to screen parking lots from
view of the roadway. Berms can vary in height depending on location and
proximity of existing trees. Berms shall have smooth transitions from the top
of the curb to the setback line so as to not create snow traps, with
allowances made for placement of the sidewalk. Grading of berms shall not
be lumpy or abrupt. See Appendix 26-H.
3. Landscaping techniques shall be used to alleviate the harsh visual
appearance that accompanies parking lots. See Appendix 26-I. At least
seventy-five percent (75%) of the length of the frontage of the parking lot
must be effectively screened.
4. A minimum of five percent (5%) of the parking area shall be landscaped
exclusive of setback areas. Trees planted in parking areas should be either
in bays or planting islands of at least five feet by five feet (5' X 5'). Trees
should be distributed throughout the parking area; however, they shall be
placed so they do not obstruct visibility for cars and pedestrians. Generally,
every tenth parking space should be delineated with a planting island in
addition to the five percent (5%). See Appendix 26-J.
5. Loading,service or storage areas must be screened with an opaque screen
that is an integral part of the building architecture. Chain link fencing with
slats, fabric or pallets are not an acceptable screening material. Plant
material shall be used to soften the appearance of the screen.
D. Landscaping requirements along roadway corridors.
1. Intent. The major roadway corridors within the Southeast Weld MUD area
are Weld County Roads 22 and 49,and all strategic roadways delineated by
Weld County Strategic Roadways. The major Weld County roadway
corridors are Weld County Roads 49 and 22. These roadways play an
important role in the function and image of the Southeast Weld MUD area.
The following design standards relate to the visual quality of these roadways.
As the MUD areas develop, additional roadways may require similar
consideration as these existing major roadway corridors. This determination
will be made by the Department of Public Works and the Colorado
Department of Transportation. All roadways that are not considered major
roadway corridors are considered secondary roadways.
2. Design criteria.
a. Plantings along road rights-of-way shall be integrated with the rest of
the site.
b. That portion of a lot in any zone district which abuts a public or
private road right-of-way shall be landscaped with a minimum
two-and-one-half-inch caliper shade tree or six-foot minimum height
coniferous tree at a distance of ten (10) feet, measured at a right
angle from the lot line towards the interior of the lot, for every forty
(40) linear feet of street frontage. Trees may be grouped with a
maximum distance of one hundred (100) feet between trees or
groupings, with exceptions made at entrance drives.
c. A minimum landscape setback along Weld County Roads 49 and 22,
and the subsequent frontage roads shall be fifty(50)feet measured
from the existing or planned future right-of-way.
d. Along Weld County Roads 49 and 22,tree planting distances shall be
clustered or grouped from the roadway to avoid a straight line of
trees. The effectiveness of the screening shall be increased by
planting trees and shrubs in layered beds(two or more rows of plant
material rather than a single row). A mix of coniferous and deciduous
trees and shrubs shall be planted in clusters or groupings.
e. Required landscaping and screening within the landscape setback
and other portions of the property shall be governed by the landscape
standards contained within this Chapter and any other more
restrictive requirements contained in Chapters 23 and 24 of this
Code.
f. There shall be a minimum twenty-five-foot-wide landscape setback
along Weld County Roads 22 and 49,measured from the existing or
planned future right-of-way.
g. There shall be a minimum twenty-foot-wide landscape setback
measured from the existing or planned future right-of-way to any
parking lot,fencing,storage area or structure. Required landscaping
and screening within the landscape setback and other portions of the
property shall be governed by the landscape standards contained
within this Chapter and any other more restrictive requirements
contained in Chapters 23 and 24 of this Code.
h. Appendices 26-M through 26-P illustrate the proposed character,
berming and landscape setbacks for the roadway corridors.
Sec. 26-3-80. Transportation and circulation regulations.
A. Intent. As transportation demands increase in the MUD areas,the need to preserve
the functional integrity and hierarchy of the existing roadways and provide new
roadway capacity is becoming increasingly important. The purpose of this Section
is to provide for the planning,design and construction of improvements to new and
existing roadway facilities consistent with Chapters 22, 23, 24 and 27 of this Code.
The intent of these standards is to provide for a certain level of performance.
Consequently,if it can be shown that an alternate design,material or procedure will
provide performance equal to, or better than, the required design, material or
procedure, that alternate may be approved by the Director of Public Works.
B. Traffic Impact Analysis. All significant developments within the Southeast Weld MUD
area shall be required to prepare a traffic impact analysis at the time of the Sketch
Plan application. All traffic analysis information and reports shall be prepared and
certified to by a Registered Professional Engineer competent in traffic engineering.
The intent of this analysis is to determine the project's cumulative development
impacts, appropriate project mitigation and improvements necessary to offset a
specific project's impacts. The County may require the developer to pay a
proportionate share of the costs of said improvements through an improvements
agreement. All traffic impact analysis shall contain, as a minimum, the following
information:
1. Introduction: Describe the proposed development and parameters of the
study area.
2. Existing conditions:
a. The street capacity standard in the MUD area is Level of Service C
and the intersection capacity is Level of Service D.
b. Conduct a.m.and p.m.peak hour turn movements and average daily
traffic counts for intersections and links within the study area if there
are no available counts collected within the previous twelve (12)
months.
c. Conduct a peak hour intersection level of service analysis for the
intersections.
d. Determine whether the existing daily traffic volumes exceed the
arterial daily volume standards as identified in the MUD street
standards for major arterial, arterial, secondary, collector and local
streets presented in Appendix 24-E, Roadway Cross-Sections.
These standards delineate right-of-way,lane configurations, median
treatment, bike lanes and pedestrian sidewalks.
3. Cumulative conditions:
a. Identify previously approved or anticipated developments that may
affect the study area's circulation system.
b. Generate, distribute and assign traffic to the existing roadway
network.
c. Determine annual growth rates and project future traffic volumes for
the time frame corresponding to project build-out.
d. Identify funded circulation improvements,both public and private,that
will be constructed prior to the proposed development's occupancy.
e. Conduct a peak hour intersection level of service analysis and
compare daily volume forecasts to street standards assuming
cumulative developments, annual growth rates and funded
improvements.
f. Determine mitigation measures to offset cumulative conditions if level
of service exceeds the MUD areas standards.
4. Trip Generation: Determine daily and a.m. and p.m. peak hour trip
generation for the proposed development, using established rates identified
in the Trip Generation Manual published by the Institute of Transportation
Engineers, or as agreed to with County staff.
5. Trip Distribution: Based on assumptions contained in the MUD areas traffic
analysis or market estimates, describe the anticipated trip distribution
patterns for the proposed development.
6. Trip Assignment: Based on the projected trip generation, assumed trip
distribution and the prevailing roadway network,assign the projected traffic
to the intersections and streets within the study area.
7. Existing + Committed + Project (E+C+P) Traffic Volumes and Level of
Service:
a. Add project a.m. and p.m. peak hour and daily traffic volumes to
existing plus committed traffic volumes.
b. Conduct intersection level of service analysis and determine whether
daily traffic volumes exceed street standard thresholds.
8. Signal Warrant Analysis:
a. Using the AASHTO Manual on Uniform Traffic Control Devices
(MUTCD),or other adopted standards,determine whether proposed
intersection volumes exceed signal warrants for those locations on
the transportation network where signals are proposed.
9. Access: Projects involving access to the state highway system shall
indicate appropriate conformance to the latest revisions of the State Highway
Access Code. The report shall discuss how the proposed development
meets the access control guidelines.
10. Mitigation Measures: Mitigation measures will be implement to provide the
needed improvements to offset project impacts as determined by the traffic
impact analysis.
C. Design standards.
1. All development within the MUD areas shall comply with Chapters 22, 23,24
and 27 of this Code and the Colorado State Highway Access Code,
2 CCR 601-1. Consistent with the urban-scale development standards in the
MUD areas, all parking areas for commercial and industrial development
shall be paved according to geometric and road structure design standards.
2. Geometric Design Standards. Geometric design for streets and roads shall
be in accordance with A Policy on the Geometric Design of Highways and
Streets, published by the American Association of State Highway and
Transportation Officials. Specifications, standards or design criteria,
published by other governmental agencies, professional organizations or
generally accepted authoritative source, may be used in geometric design.
All specifications, standards, or design criteria shall be referenced and
copied as part of the submittal information.
3. Road Structure. Structural capacity shall be designed in accordance with
the Guide for Design of Pavement Structures, published by the American
Association of State Highway and Transportation Officials. Specifications,
standards or design criteria published by other governmental agencies,
professional organizations or generally accepted authoritative source may
be used in design. All specifications, standards or design criteria shall be
referenced and copied as part of the submittal information. All roads shall
adhere to the standards set forth in Chapter 24, Article VII of this Code.
4. Structural Road Improvements. Adjacent roadways shall be designed to
meet the full typical section specified in the County Transportation Plan and
Chapter 24 of this Code. For example, improvements may include the
construction of travel lanes,shoulders,bike lanes,medians,curb,gutter and
sidewalks. Required improvements may also include the acquisition of
right-of-way and construction easements that will be dedicated to the public.
Improvements attributed to the development shall be consistent with the
direct impact a particular development has on the County road system, as
determined by a professional transportation study. The road improvements
agreement and roadway construction plans shall be considered by the Board
of County Commissioners.
D. Circulation System.
1. The proposed MUD circulation system is shown on the Southeast Weld
Mixed Use Development Area Structural Land Use Map, the most recent
copy of which is on file at the Clerk to the Board's office and the Department
of Planning Services. The transportation network reflects a hierarchy of
roads, from a major arterial which serves both the regional and local traffic
with higher speeds and capacities with controlled private access, to a
collector which serves local traffic and provides access to future
development. The proposed hierarchy of roads includes both reconstruction
and/or widening of existing roads and alignments for new roads. The
transportation network also identifies locations of future signals.
2. The MUD roadway cross-sections are identified in Appendix 24-E, Roadway
Cross-Sections. Roadway classifications may change as development in
the MUD areas occurs. Roadway classifications may be re-evaluated by the
Director of Public Works with the results of the traffic impact analysis.
Sec. 26-3-90. Sign district regulations.
A. Intent. Within the MUD areas,signage has become an increasing issue,especially
along traffic corridors such as Weld County Roads 22 and 49. While signs serve
as important directional, informational and advertising tools,the clustering of signs
may obscure the landscape and confuse and distract drivers. Signage controls are
intended to protect and preserve the visual quality of the roadways within the
Southeast Weld MUD area while preventing the obstruction of traffic visibility and
confusion from improperly placed and designed signs. These provisions control the
magnitude, placement and number of signs in the MUD areas.
Sec. 26-3-100. Utility, infrastructure and public facility regulations.
A. Intent. By nature, most utility services are highly regulated. This regulation
encompasses ownership, financing, competition, cost recovery, construction,
environmental protection and safety. Given this regulatory and legal environment,
well-established federal, state, county and industry standards/codes exist that
govern most aspects of utility service. The intent of this Section is to provide
additional regulations and standards for water supply to meet fire flow demands and
solid waste collection service, and to provide standards for public facilities and
services throughout the MUD areas.
B. Water Supply and Sewage Disposal. The specifications of water supply
requirements for fire protection within the Southeast Weld MUD area is provided by
the Southeast Weld Fire Protection District and the Hudson Fire Protection District.
Chapter 22 of this Code specifies the water supply system serving a proposed
development site or zone district must deliver a minimum of five hundred (500)
gallons per minute at twenty (20) pounds per square inch residual pressures for
thirty (30) minutes. Resource Colorado and Pioneer Metropolitan Districts shall
provide for the sewage disposal within the Southeast Weld MUD area,except those
uses specifically exempted from the PUD process in Section 26-2-60 of this
Chapter.
C. Solid Waste. Residential and commercial solid waste collection services in the area
shall be arranged directly between solid waste disposal firms and property
owners/managers. Solid waste disposal shall be accomplished by collection firms
at licensed disposal facilities. The number of service providers may be restricted.
D. Storm Drainage Design and Technical Criteria. The County does not publish
technical data or storm drainage design manuals. The consulting engineer for the
developer is to use published material by a generally accepted authority approved
by the Director of Public Works. The material used must be referenced and copied
as part of the submittal information. All development within the MUD areas shall
adhere to the Storm Drainage Design and Technical Criteria regulations in Section
24-7-130 of this Code.
E. Schools.
1. A residential subdivision application shall be referred to the applicable school
district for review and recommendation regarding school district
requirements. The Department of Planning Services, Planning Commission
and Board of County Commissioners shall consider the recommendation of
the school district.
Re-enact Appendices 26-D, 26-F through 26-N, and 26-P without change; Amend
Appendices 26-A, 26-B, 26-C, 26-E, and 26-O, as attached.
BE IT FURTHER ORDAINED by the Board that the Clerk to the Board be, and hereby is,
directed to arrange for Colorado Code Publishing to supplement the Weld County Code with the
amendments contained herein, to coincide with chapters, articles, divisions, sections, and
sub sections as they currently exist within said Code;and to resolve any inconsistencies regarding
capitalization,grammar,and numbering or placement of chapters,articles,divisions,sections,and
sub-sections in said Code.
BE IT FURTHER ORDAINED by the Board if any section,subsection,paragraph,sentence,
clause, or phrase of this Ordinance is for any reason held or decided to be unconstitutional, such
decision shall not affect the validity of the remaining portions hereof. The Board of County
Commissioners hereby declares that it would have enacted this Ordinance in each and every
section,subsection, paragraph, sentence,clause, and phrase thereof irrespective of the fact that
any one or more sections, subsections, paragraphs, sentences, clauses, or phrases might be
declared to be unconstitutional or invalid.
Affidavit of Publication •
r.
STATE OF COLORADO
County of Weld 55.
NOTICE OF SECOND
I Karen Lambert of said County of Weld being READING OF ORDINANCE
duly sworn,say that I am publisher of •
Fort Lupton Press Pursuant to the Weld County Home
Rule Charter,Ordinance Number
2006-4 was introduced on first
that the same is a weekly newspaper of general reading on April 10,2008,and a
circulation was printed and published in the public healing and second reading
town of was held on May 8,2006,2006,
with changes being made. The
FORT LUPTON PRESS full text of the Ordinance Is shown
in said county and state that the notice of below. A public hearing and third
advertisement, of which the annexed is a true reading is scheduled to be held in
the Chambers of the Board,First
copy has been published in said weekly Floor Hearing Room,915 10th
newspaper for ONE consecutive weeks: that Street,Greeley,Colorado 80631
the notice was published in the regular and on June 12,2(1(16 All persons in
entire issue of every number of said newspaper any manner interested in the next
during the period and time of publication of said reading of said Ordinance are
notice and in the newspaper proper and not in requested to attend and may be
a supplement thereof: that the first publication heard.
of said notice was contained in the issue of said
newspaper bearing the date 17TH day of MAY Please contact the Clerk to the
2006 and the last publication 17TH day of Board's Office at phone(970)
MAY . 2006 thereof, in the issue of said 336-7215,Extension 4225,or fax
newspaper,bearing date,that the said (970)352-0242,prior to the day
of the hearing if,as a result of a
FORT LUPTON PRESS disability,you require reasonable
accommodations in order to
participate in this hearing.
has been published continuously and
uninterruptedly during the period of at least
fifty-two consecutive weeks next prior to the Any backup material,exhibits
first issue thereof containing said notice or orinfonnabon previously
advertisement above referred to: and that said submitted to the Board of County
newspaper was at the time of each of the Commissioners concerning this
matter may be examined in the
publications of said notice duly qualified for that office of the Clerk to the Board of
purpose within the meaning of an act entitled. County Commissioners,located
"An Act Concerning Legal Notices, in the Weld County Centennial
Advertisements and Publications and the Fees Center,915 10th Street,Third Floor,
of Printers and Publishers thereof, and to Greeley,Colorado,between the
Repeal all Acts and Parts of Acts in Conflict hours of 8:00 a.m.and 5:00 p.m.,
Monday thru Friday,or may be
with the Provisions of this Act" approved April accessed through the Weld County
7, 1921, and all amendments thereof, and Web Page(www.co.weld.co.us). E
particularly as Mail messages sent to an individual
amended by an act approved, March 30, 1923, Commissioner may not be included
and an act approved May 13,1931 in the case file. To ensure inclusion
• of your E-Mail correspondence into
the case file,please send a copy to
, egesick@co.weld.co.us.
� _� t ORDINANCE NO. 2006-4
W n�++" 1 ORDINANCE TITLE: IN THE
MATTER OF REPEALING
AND REENACTING,WITH
AMENDMENTS,CHAPTER
Publisher 22 COMPREHENSIVE PLAN
AND CHAPTER 26 MIXED USE
DEVELOPMENT,OF THE WELD
Subscribed and sworn to before me this COUNTY CODE-PIONEER
COMMUNITIES,INC.
17TH day of MAY,2006 A.D.
otary Public
139 NORTH MAIN
BRIGHTON,CO 80601
i
r ‘N\i .
-,-.
'f O
CL ,.ry
LEGALS Change t_hroughout Chapter 22, No change to remainder of section. center of existing and anticipated
spec Section 22-1-150, growth from the Denver Metro area.
as appropriate-"Mixed Use These commercial nodes will be
from 21 Development Area Map"or'Mixed Sec.22-2-170. Commensal important activity centers for much
page Use Development Area Structural development goals and policies. of the Front Range. Defining and
Land Use Map 2.1"to"1-25 Mixed shaping communities within the .
Use Development Area 2.1 Land Mixed Use Development areas
DATE OF NEXT READING: Use Map"or"Southeast Weld A.C.Goal 1. Urban commercial not only opens the door for more
June 12,2006,at 9:00 a.m. Mixed Use Development Area uses will be encouraged when functional regional activity,but will
Structural Land Use Map". the subject site is located inside improve the sense of place for local
an approved intergovernmental residents and business owners.
BOARD OF LONERS Amend the following sections: agreement
boundary area,Mi Mixed U urban growth areeinttel intended to rresult in ls and policies
COMMISSIONERS
WELD COUNTY,COLORADO Development areas or urban community form and structure
y ,May 6, 2006 the development ces or where within the Mixed Use Development
PUBLISHED:- May rt upton in the Sec.22-Planning
documents.
Relationship n to adequate services are ady areas.
Fort Lupton Press Planning documents. available or reasonably obtainable.
Sec.22-2-230. General MUD
A.The Comprehensive Plan No change to remainder of section. Goals and policies. •
identifies specific land use goals
and policies which are intended
INCLUDES CHANGES MADE TO to provide guidance and direction Sec.22-2-180. Residential A.MUD.Goal 1. To plan and to
CODE ORDINANCE#2006-4 ON for existing and future land use. development. manage growth and to provide
SECOND READING The basic documents used by the for ease of inclusion in the Mixed
County to carry out the goals and Use Development areas and
policies of the Comprehensive A through F-No change. urban development nodes so
WELD COUNTY Plan as-contained in this Chapter as to balance relevant fiscal,
CODE ORDINANCE 2006-4 are the Intergovernmental environmental,aesthetic and
Agreements,Zoning and G.Planned Unit Development economic components of the area.
Subdivision Ordinances,Mixed zoned residential developments
IN THE MATTER OF REPEALING Use Development Area Plans,and may include the above-mentioned
AND REENACTING,WITH Planned Unit Development Plans, R(Residential)Zone Districts or 1.MUD.Policy 1.1. Mixed Use
AMENDMENTS,CHAPTER contained in Chapters 19,23,24, the E(Estate)Zone District,or Development areas and urban
22 COMPREHENSIVE PLAN 26 and 27 of this Code. may be part of a master planned, development node should be
AND CHAPTER 26 MIXED USE Mixed Use Development area. See established and delineated on the
DEVELOPMENT,OF THE WELD Section 22-2-210 and Chapter 27 Structural Land Use Map.
COUNTY CODE-PIONEER B through D-No change. for further information regarding
COMMUNITIES,INC. Planned Unit Development.
B-No change.
E.The Mixed Use Development
BE IT ORDAINED BY THE BOARD Area Plans,Chapter 26,is the H-No change. •
OF COUNTY COMMISSIONERS regulatory document defining C.MUD.Goal 3. To provide
OF THE COUNTY OF WELD, regulations and minimum standards efficient and cost-effective delivery
STATE OF COLORADO: for development within two Sec.22-2.210. Planned Unit of adequate public facilities and
specifically defined geographical Development goals and policies. services which assure the health,
regions of the County. safety and welfare of the present
WHEREAS,the Board of County and future residents of the County
' Commissioners of the County of A-No change. and the area.
Weld,State of Colorado,pursuant F-No change.
to Colorado statute and the Weld
County Home Rule Charter, B.PUG.The Intergovernmental agricultural land.Goal 2. onversion of 1.tourban residential developmentDl should avoid
is vested with the authority of r9 g
County,
Co the affairs of Weld Agreements, rZoman and commercial andh Industrial uses will round impacts tq to surface and
County,Colorado,and Subdivision Development
Area,Mind be encouraged whenthe subject ground water techniques
and should
Pse lane UnitP islocated insideofapproved im 23,24,26Development Plans, interurban growth
agreement area such resources.lome All Planned
the Board of Cbe 2ty Chapters 1 and 7,are urban boundary area,Mixed Unit d U Developments the
2000adopted
Commissioners,on December 8, otth intended to implementplland carry Use development Development n areas, h urban Mixed Use Development lopment areas
adopted Weld County Code out the goals and policies of this ices or where or l the sanitary
nodes
Ordinancecomprehensive
save C,enacting a Chapter. adequate services are currently isp use the tes sewage
of Weld,including n the forco the Count' This gola or reended to ad le. apposalpri to nit provided ct the
al Welvoslyo the ordinances
of This is intended to appropriate Unit
Development
sanitation dent water
all ly adopted e nature
Sec.am ndm tComprehensiveedure t mimiz of agricultural land Plannsupply s Development water
of a general and permanent nature Plan amendment procedure. to minimize the nuses nincompatibilitiesri supply systems should be provided
enacted on or before said date of that occur between in the by a metropolitan district,water
adoption,and A(Agricultural)Zone District and district,company,association,or
Evaluation of the Comprehensive other zone districts that aloes municipality.
Plan contained in this Chapter is urban uses. In addition,this goal Is
WHEREAS,the Board has necessary to provide an accurate expected to contribute to minimizing
received a request from Pioneer statement of County land use goals the costs to County taxpayers of No change to remainder of section.
Communities,Inc.,to amend and policies based on current providing additional public service
Chapter 22 Comprehensive Plan; data and the needs of County in rural areas for uses that require
and staff has recommended an citizens. Therefore,when changes services on an urban scale. Sec.22-2-240. 1-25 MUD Goals
amendment to Chapter 26 Mixed in the social,physical or economic and Policies.
Use Development of the Weld conditions of the County occur,it
County Code, becomes necessary to reevaluate No change to remainder of section.
and change land use goals and A.I-25.MUD.Goal 1. Establish a
policies. The following procedures sense of community identity within
NOW,THEREFORE,BE IT have been established to amend Sec.22-2-220. Mixed Use the 1725 Mixed Use Development
ORDAINED by the Board of County the Comprehensive Plan. No Development areas and urban area by planning and managing
Commissioners of the County of inclusions or amendments to the development nodes. residential,commercial,industrial,
Weld,State of Colorado,that the Southeast MUD Area Structural environmental,aesthetic and
attached Future Land Use Map Land Use Map may be made economic components of the area.
-Pioneer Communities,Inc.,as without previously amending this A.The Mixed Use Development
authorized by Section 22-1-130 Section 22-1-150,defining the areas and urban growth nodes are
of the Weld County Code,be, criteria for such amendment. intended to provide a foundation to 1.I-25.MUD.Policy 1.1. The MUD
and hereby is,incorporated into • enable the County and its citizens areas shalt be delineated on the
and amended to Chapter 22 to make appropriate decisions 1725 MUD Structural Land Use
Comprehensive Plan. No change to remainder of section. regarding future development within Map,the most recent copy of which
a specified area. Conservation of is on file at the Clerk to the Board's
BE IT FURTHER ORDAINED growth natural resources,development of office and the Department of
Sec.22-2-100. Urban , quality communities,provision for Planning Services.
BY THE Board of County regional services and employment
Commissioners that Chapter 22 opportunities,and maintaining
Comprehensive Plan and Chapter A through E-No change. fiscal integrity are the key factors 2.I-25.MUD.Pplicy 1.2.
26 Mixed Use Development of the driving this type of development Development within the MUD areas
Weld County Code be,and hereby plan. Mixed Use Development shall adhere to the 1725 Mixed
are,repealed and re-enacted, F.The Mixed Use Development Plan and urban growth nodes land Use Development Area Structural
with amendments,and the various areas and urban growth nodes use principals,are based on five Land Use Map,the most recent
Chapters are revised to read as are Identified areas of potential (5)central ideas and Include: 1) copy of which is on tile at the
follows. urban growth. The Mixed Use employment center development, Clerk to the Board's office and the
Development areas and urban '2) interconnection of community; Department of Planning Services,
growth nodes(concentrated 3)consistent land use standards; to direct future zoning and land use
CHAPTER 22 urban development located along 4)appropriate zoning mixture;and decisions.
or adjacent to the intersection 5)a planned transportation network.
of two(2)or more roads in the
COMPREHENSIVE PLAN state highway system,positioned B.1925.MUD.GOa12. New
throughout the County)are B.The land uses delineated in the development shall occur in a
intended to provide a foundation to Mixed Use Development Structural manner that assures an attractive
Change throughout Chapter 22, enable the County and its citizens Land Use Map,the most recent working and living environment.
as appropriate-1-25 Mixed Use to make appropriate decisions copy of which is on file at the
Development area"to'Mixed regarding future development within Clerk to the Board's office and the
Use Development areas"with specified areas. Conservation of Department of Planning Services, 1.I-25.MUD.Policy 2.1. New
appropriate tense changes'is"to natural resources,development of promotes appropriate levels of development shall be encouraged
"are","this"to'these","has been"to quality communities,provision for facilities and services for the Mixed to use innovative siting and design
"have been",etc. regional services and employment Use Development areas. These techniques to cultivate an attractive
opportunities,and maintaining fiscal components are defined in Chapter visual appearance within the MUD
integrity are the key factors driving 26,Article II Section 26-2-20.C.of areas and preserve prime visual
Change throughout Chapter this type of development plan. The this Code. features such as the Front Range
22,as appropriate-"Mixed Use urban development node is defined and the St.Vrain River.
Developments"to"Mixed Use as:
dent areas". s C.The MUD areas are at the
3
2.I-25.MUD.Policy 2.2. to contain commercial mineral LEGALSand expansion
Landscaping shall be designed to deposits and mineral extraction and facility community service expansion
lion
promote attractive development. operations and reclamation plans. on the demand created by the
bbased
e determined requirements shall from page 22 development.
eelmfor the perimeter of
the development of the
posedl g the 2. e shat .2. New
density m the proposed land use development sear preserve 1.I-25.MUD.P.Policy 4.1. New
designed ec Landscaping re shall be identified aquifer drainageways
development should comply
designed to protect and preserve be a feasible,drain agewzys shall with Section 22L13 110 of this
the appearance and character of to maintained enre optimal in their naturel state pube lic services and facilities within ective and efficient ol Code. New development that
the surrounding area. to ensure optimal re:charge. Presults in excessive public costs
the O25 e e areas. It is the while producing insufficient public
intent of these policies and goals P fount
to ensure that appropriate public revenues sh be discouraged
d. e shall encouraged ag 3.development
hall 3.3. New facilities and services are available unless such development provides
todevelopment clustered erl be to airgpmeyt shell minimize impacts for developments in the I i25 MUD adequate guarantees through
units occurwith inneighborhood to air quality. areas. planning and coordination that
g a variety of densities public facilities and services are
ranging from single than effectively installed,operated and
developments of less than one 4.I-25.MUD.Policy 3.4. Fugitive
(1)unit per acre to mukihfamily dust shall be controlled by practices C.1-25.Moal 1. Provide maintained.
developments withmuch higher acceptable to the Department of efficient and cos cost:effective delivery
densities. Public Health and Environment and of adequate public facilities and any other relevant agencies. services which assure the health, 2.I-25.MUD.P.Policy 4.2. If it
is determined thatpublic facility
and general welfare of the
present and future residents of the or service improvements or
4.des rian passageways
wa. Adequatetwn area maintenance are required for,or
pedestrian passageways between 5.areas shall be revegetated Disturbed caused by,the development,the
and neighborhoods h ho shall
iatel be wiconstruction.
n developer will be required to pay
and shall be immediately order
toly following wind and 1.I-25.MUD.P.Policy 1.1. for the cost of the public facility
encouraged. erosion,order to minimize and soil Consolidation of internal County and service improvement and
temporary stabilization facilities or services shall be maintenance. The methodology for
measures shall be established on
re ula ions shall be strictly
Sign all such areas. coencouraged to avoteie duplication of dum g the n shah ap tl9teion
5. costs and promote efficiency. during the land use application
regulations shall o ed review process. The developer
within fin MUD areas r as 23,Diner shall submit the following at the
and defined in ChaptertheMUD sion 6. e shall be encouraged New2. PUD sketch plan phase of the
2 Signs,of this Code, todevelopmentctnatishall Development Ive that y development:
Development ataMw th Signs select native species for sicea that requires urban
shall be surrounding
compatible men the, revegetation. services encouraged
tof locatei shall a
lowprofile and be
shared ri ,have a municipality,
pgey locate within a a.Information which accurately
low be when ai urban growth boundary identifies all users of the
7.park and recreational
3.7. State area or in area inthfrastructure
can adequately
possible. yprovide infrastructure needs. infrastructure improvements and
and recreational areas shall maintenance;
not be adversely impacted by new
6.I-25.MUD.Policy 2.6. New development. 3.I-25.MUD.P.Poliq 1.3. New
bydevelopment architectural
shall be design. d . development shall avoid adverse b.A proposal which equitably
Design s feturhldesign. impacts to surface and groundwater distributes the costs of infrastructure
landsc ping plans a shall include: coordinationD.Irdtion. municipal,n. The quality and shall implement improvements and maintenance by
development,op for on D entire regional
of stateol county, techniques to conserve such user share;and
ccirculation
efficient with a regional and growth policies resources. All PUDs within the
traffic al num plans with a and programs shall which includes the 1.125 MUD area shall use the
minimal ount roads,ads lop pints to MUD areas discrepancies,evec i n sanitary sewage disposal facilities c A proposal that identifies an
stateadvertising tis county low ve pro to a bimnigrovided b St Vrain Sanitation appropriate time schedule for
fafadetre signs and sensitive promote a better mi in the ara,r of D infrastructure improvements and
facade treatment. growth dynamics the area,avoid i s District. shall PUD water supply maintenance.
ecooies of ae. and provide systems act, be panyed by nl .-
economies of scale. water district,company,association
7.I-25.MUD.Policy 2.7. New or municipality. This information will be reviewed by
todevelopment the hll be adeaignetl the Board of County Commissioners
complementenvironment natural 1.development
shat demonstrate 4.1. New 4.I-25.MUD.P.Policy 1.4. Provide in determining an equitable means
campuslilt and exhibit s a shall isting for coordination of solid waste of distributing infrasWcture costs
"cempus^like atmosphere. compatibility with existing ng collection services,to include among the County at large,direct
surrounding land use height,terms af establishment of service standards, users and the developer.
general8. use,building scale, approved fee schedules and
Ive shall 2.8. density,traffic,dust and rase. PP
Development shall be required recycling requirements. 4.3.to site
coda nopn a.p25.MUs.shall be referred All
applicelions shall to the
oite as common de open space as 2. al for
e 4.2. All D.I-25.MUD.P.Goal 2. Provide applicable school district for review
e and defined d in the MUD proposals for development within and recommendation regarding
Development Standards. Me MUD areas,me the exception a adequate as peblie safety police,
school district requirements.
of those developments in ecMlU re satellite stations for police,
called out and excluded in the MUD fire and ambulance and encourage
9.I-25.MUD.Pol' 2.9. Existing Policy Document,shall use the the siting of collocated facilities
wyand equipment. 4.I-25.MUD.P.Policy 4.4.
salvage yards re and uses with open Planned Unit Development and
et(PUD) Development will be encouraged
to storage ly areasshall encouraged The MUD
process regulations. to pay its proportional share of
storage gela screen and buffer the The l pe process will allow 1.I-25.MUD.P.Policy 2.1. Public the local costs of infrastructure
pro areas from D 1,acent need to offer
flexibility and of variety safety facilities shall be provided improvements within the MUD
R:3,3 R11 zoned CD 1,C12, needed and offer aa range will alsotlucfs, to meet required standards of areas. This includes on-going
inRcc,Ras, with t,S❑ or give the uses. It p opportunity
response times and public safety, operating and maintenance
Ill 240.0 of Section give then the eldevr an ment unity in . costs required to service such
jun y7d%salvage ly yards,
Code. New surrounding explain development toservice
maintaining the same level of
junkyards, yards,landfills landowners and se that exists throughout the development and any associated
districts. impacts resulting from the
and uses with open to oco areas the County so that important development.
a encouragedwre to locate information concerningrtland use
areas ed they can be visuallyt compatibilityoutilities nto sere 2.I-25.MUD.P.Policy 2.2. The
and saed and can . to health proposal sa ordetermined
i servob the County law enforcement agencies Sec.22-2-260. 1-25 Transportation
and safety regulations. are determined to be shall fcus on interaction with the and circulation goals and policies.
adequate. public. This focus should facilitate
10.I-25.MUD.Policy 2.10. New a communityIbased approach to
developments,including major Sec.22-2-250. 1-25 MUD public public safety such as educational A.Local residents,commuters,
public utility facilities,shall mitigate facilities and services goals and programs,neighborhood watch travelers and business owners are
programs and community dependent on major transportation
tside visual impacts caused by policies. involvement programs. corridors to access needed
outside storage,native building g scale, commercial and retail services
disturbed vegetation screening cr and within the I-25 MUD areas. The
a such g. by A.Dup the funding,
rise eandmited E.I-25.MUD.P.Goal 3. Provide physical aspects of the circulation
and/or buffering. available lundin props land for adequate school facilities system in the MUD areas shall
and services r allocation im of public facilities conveniently placed central to be encouraged to foster travel
11. and is important.Home Since . between residential neighborhoods
MUD areas reacy Density the adoption of the Home expenditures Rule reode al financial assistance
and
provide assistance to and the employment,regional and
in the MUD governed Charter, County substantial t nsure the construction and use of neighborhood centers. These
by a Maximum Lot tes have createdto and
the facilities in a timely manner. roadways should also be planned
Standard which s with open interest in how n cut cost to reinforce the boundaries of the
buildable lot sizes with space increase ubli efficiency of providing MUD area and give a sense of
allocations. Reve public servicessupport and tpublic s. orientation while traveling.
and facilities acie to orpor services Encourage1 ( u the siting of 1.
and in unincorporated siting of schools
12.I-25.MUD.Policy 2.12. New Weld County is usually generated near or adjacent to community g The goals and policies in this
development designs shall by levying property taxes and user parks,open spaces and trail Section are intended to foster
discourage continuous solid fencing fees. systems. a more efficient transportationadjacent to streets. network,provide for the safe and
B.Thegoals and policies in this 2.I-25.MUD.Policy 3.2. Mitigate efficient movement of people and
goods,and promote a wide variety C 2 identity
3. Community Section are intended to increase the cost of land acquisitionrss and of transportation options in the 115
form and identity shall be capital construction for essential MUD areas.
encouraged through the community facilities to the fullest
enhancement and preservation of F extent consistent with state law
natural resources and features ..... and ids ' an additional costs i
y by a� �"tinTr' T&anv de 1which will n e mitigated the a welt-interns a a,
development a opined. transportation system that
development
v lopmen shall 3.1.comply with
considers all modes for and
imum
This includes
shah with meets the public
Section 2275,60 of this Code. F.I-25.M ant shall 4. New comfort and safety with within the
This includes locations determined development shall provide a efficiency and economy
mechanism for funding public
MUD areas. adjacent to active agricultural areas. floodplain. Sense of place and fire and ambulance and encourage
MUD standards are discussed in the siting of collocated facilities
Chapter 26. and equipment.
1.I-25.MUD.TPol 1.1. The 1.SE.MUD.Policy 2.1. Physical
County wilt plan and maintain connectivity of open space, 1.SE.MUD.P.Policy 2.1. Public
a transportation system in the Including visual access to 2.SE.MUD.Policy 5.2. Where
1725 MUD areas that unifies agricultural land uses,will be feasible,drainage ways shall be safety facilities shall be provided
and coincides with state and provided in a manner consistent maintained in their natural state to to meet required standards of
other county,city and community with the goals and objectives ensure natural re-charge. response times and public safety,
transportation systems within and discussed in this Section. maintaining the same level of
surrounding the 1725 MUD areas. service that exists throughout the
F.SE.MUD Goal 6. Improvements districts.
_
C.SE.MUD.Goal 3. County to the Internal transportation
2.I-25.MUD.T.Polkv 1.2. All• water,sewer and roads must be network of the MUD must properly 2.SE.MUD.P.Policy 2.2. The
new development shall comply reasonably obtainable. Other utilize any planned expansions ofcY
with Sections 2273760 through services such as police,fire, Weld County Roads 49 and 22. County law enforcement agencies
22737190 of this Code. Access community-based infrastructure and shall focus on interaction with the
to properties shall preserve the schools must also be addressed. public. This focus should facilitate
existing and future function of G.SE.MUD.Goal 7. The MUD a community7Dased approach to
roads and highways affected by shall be cohesive,identifiable,and public safety such as educational
the proposed development. All 1.SE.MUD.Policy 3.1. Use existing diverse while retaining the current programs,neighborhood watch
development circulation systems service providers and metropolitan agrarian character for residents in programs and community
shall be designated so that they do districts,both existing and the area. The history of the area involvement programs.
not disrupt highway travel. Traffic proposed,to provide the services should be considered,as well as
to be generated by the proposed needed to meet the phased needs the style and character of existing,
development must conform to the of the Mixed Use Development in a nearby developments. With the E.SE.MUD.P.Goal 3. New
recommendations and requirements timely manner. large setbacks between agricultural development shall plan for areas of
of the Department of Public Works land use and other urban uses in land adequate for school facilities
and the Colorado Department place due to the floodplain,the convenresidently tial neighborhoodst and
aced central lo
of Transportation. Dedication 2.SE.MUD.Pcicy 3.2. A central MUD must ensure compatibility
and Improvements of roads and water system will provide water between uses. provide financial assistance to
frontage roads may be required as service to the residents and assist the school district in funding a
conditions of development. businesses through a metropolitan portion of the capital construction of
district. The system will be a 1. SE.MUD.Policy 7.1. The school fadlities in a timely manner.
community water system approved residential elements within the MUD
' D.I-25.MUD.T Goal 2. Promote a by the Colorado Department of shall be designed and managed F.SE.MUD.P.Goal 4. New
pedestrian trail system to service Public Health and Environment,and to concentrate specific areas or
transportation and recreation must be operated in accordance dusters to ensure diversity and development shall provide a
purposes within the 1725 MUD with the Colorado Primary Drinking affordability. mechanism for funding public
yeas. Water Regulations to assure the facility and service expansion
safety of the public drinking water • and community facilities based
supMr. H.SE.MUD.Goal 8. Good design on the demand created by the
E.1-25.MUD.T.Goal 3. New and community covenants shall development.
development within the 1725 MUD control the appearance of the
areas shall provide a mechanism D.SE.MUD.Goal 4. Development development. 1.SE.MUD.P.Pdicy 4.1. New
for balancing relevant fiscal of the Southeast Weld MUD shall development should comply
with Chapter and economic components of occur in a manner that assures sh,Article Ill comply
this
transportation systems. an attractive working and living Add the following section wade. New development that
environment and establishes a
sense of community identity by results in excessive public costs
1.I-25.MUD.T.Policy 3.1. Require planning and managing residential, Sec.22-2-280. Southeast Weld while producing insufficient public
all PUDs to prepare a traffic commercial,environmental, MUD public facilities and services revenues should be discouraged
impact analysis as outlined in the aesthetic and economic goals and policies. unless such development provides
MUD Development Standards to components in coordination adequate guarantees through
determine project plus cumulative with Hudson and Keenesburg. the use of mechanisms,such as
development impacts created by The growth associated with the A.Due to the expense and limited Metropolitan Districts,that public
the PUD and determine appropriate Southeast Weld MUD will promote . available funding,proper and facilities and services are effectively
project mitigation. product and service demands to be efficient allocation of public facilities installed,operated and maintained.
met in part by the existing towns and services is important. Since
of Hudson and Keenesburg. The the adoption of the Home Rule 2.SE.MUD.P.Policy 4.2. If it is
2.I-25.MUD.T.Policy 3.2. Establish addition of housing in the vicinity Charter,rising County expenditures determinedS .MUD that public
a development fee program to will enhance the marketability of have created substantial public or service Improvementsuisfacility
collect a fair share dollarsiper71dp the area as an employment center. interest in how to cut cost and srvice maintenance re required for,or
r
contribution for constructing Appropriate scaled neighborhood: increase efficiency of providing
short:and longlterm circulation oriented commercial uses will be public services and facilities. caused by,the development,the
improvements. encouraged in the MUD,to provide Revenue to support public services developer will be required to pay
convenient retail opportunities for and facilities in unincorporated for the cost of the public facility
neighborhoods. Weld County is usually generated and service improvement and
3.I-25.MUD.T.Policy 3.3. The by levying property taxes and user maintenance. The methodology for
County will require improvement of fees. compensation shall be determined
roads,streets or highway facilities 1.SE.MUD.Policy 4.1. Commercial during the land use application
when dictated by traffic demand land uses will be integrated within review process. The developer
and land development patterns in the Southeast Weld MUD and B.The goals and policies in this shall submit the following at the
the MUD areas. consistent with Chapters 23,26, Section are intended to increase PUD sketch plan phase of the
and 27 of the Weld County Code. the effective and efficient delivery of development:
public services and facilities within
F.I-25.MUD.T.Goal4. As the Southeast Weld MUD area. It
development occurs,the feasibility 2.SE.MUD.Policy 4.2. The is the intent of these policies and a.Information which accurately
of a public transit system shall development of the Southeast goals to ensure that appropriate identifies all users of the
examined in the MUD areas. Weld MUD shall encourage infill public facilities and services are infrastructure improvements and
of existing commercial centers available for developments in the maintenance;
and support the growth of existing Southeast Weld MUD area.
Add the following section: business in Keenesburg and
Hudson. b.A proposal which equitably
C.SE.MUD.P.Goal 1. Provide distnbutes the costs of infrastructure
Sec.22727270. Southeast Weld efficient and cost7effective delivery improvements and maintenance by
MUD area goals and policies. 3.SE.MUD.Policy 4.3. Road of adequate public facilities and user share;and
and utility improvements shall services which assure the health,
be coordinated with the towns safety and general welfare of the
The Southeast Weld MUD reflects ottjudson and Keenesburg to present and future residents of the cis A proposal that identifies
the anticipated growth within the ensure appropriate service to area. an appropriate time schedule for
1-76 Corridor with many of the existing commercial development infrastructure improvements and
characteristics of a historical town in the existing towns. Residential maintenance.
pattem similar to communities that development within the 1.SE.MUD.P.Policy 1.1.
developed over time in the Northern Southeast Weld MUD will create Consolidation of internal County This information will be reviewed by
Front Range. The following goats employment opportunities and facilities or services shall be
and policies are designed to allow new demands for expanded and encouraged to avoid duplication of the Board of County Commissioners
for the efficient,economical,and new retail and commercial uses costs and promote efficiency. in determining an equitable means
logical development of this Mixed for neighborhood':based services, of distributing infrastmctar vect
Use Development area. not only within the MUD,but in among the County
the existing commercial cores of 2.SE.MUD.P.Policy 1.2.New users and the developer.
Hudson and Keenesburg. development shall avoid adverse
A.SE.MUD.Goal.1. The active impacts to surface and groundwater 3.SE.MUD.P.Policy 4.3. Ail
agricultural plan is designed quality and shall implement applications shall be referred to the
to protect and preserve prime, E.SE.MUD.Goal 5. Development techniques to conservesuch o school be district review
irrigated agricultural land with a impacts must be minimized by resources. All MUD water supply and ict for reg
consistent and reliable supply of preserving the natural state of systems shall be provided by a schoolrecommendation strictrequirements.rand
water. the Box Elder Creek floodplain metropolitan district,rural water
to the extent practicable and by district,company,association or
promoting the efficient utilization of municipality. 4.SE.MUD.P.Policy 4.4.
1.SE.MUD.Policy 1.1. New water resources through clustering will be 4ceureged
services to the area shall be development and utilizing efficient Development pay its proportional share cor of
encouraged to provide possible agricultural practices. 43.SE.MUD.P.Policy 1.3. Provide tothe local costs o of infrastructure
sthadure
sources of augmentation water. for coordination of solid waste improvements within the MUD
collection services,to include
1.SE.MUD.Policy 5.1. establishment of service standards,
B.SE.MUD.Goal 2. Minimize Development within the MUD shall approved fee schedules and
incompatibilities between be encouraged to use innovative recycling requirements. • ALS
egricuhural use and urban use design techniques to provide an Please see LEG LEG 24
due to the location of the prime attractive visual appearance and
agricultural lands in relation preserve prime visual features, D.SE.MUD.P.Goal 2. Provide page
to existing floodplains and the such as the view preservation of adequate public safety facilities,
proposed land use designations the Front Range and the Box Elder such as satellite stations for police, CPAXLP
_...--
D
improvements. o indicate wl»tlrr 9-25 Mixed .Sec.2671730. Amendment
LEGALSLand��'Southeast p d°re
from e 23 3.SE.MUD.T.Policy 3.3. The Mixed Use Development Area
�9 County will require improvement of Structural Land Use Map•. Individuals may submit a proposal
roads,streets or highway facilities to amend the MUD Structural Plans
when dictated by traffic demand in accordance with the procedures
and land development patterns in Change throughout Chapter 26 set forth In Section 22717150 of
areas. This indudes on-going
the MUD area. -All references to the Mixed Use this Code. Any applicant submitting
operating and maintenance Development area should be a proposal to amend the 1725
costs required to service such changed to plural,the Mixed Use or Southeast Weld Mixed Use
development and any associated F.SE.MUD.T.Goal 4. As Development Areas. Development Structural Land Use
impacts resulting from the development occurs,the feasibility Maps shall also submit a deed or
development. of a public transit system shall legal instrument to the Department
be examined in the MUD area. ARTICLE I of Planning Services identifying
G.SE.MUD.P.Goal 5. The siting of Options and reservations for their interest in the property.
transit facilities and land shall be
schools will occur near,or adjacent maintained. Mixed Use Development Areas
to,community parks,open spaces Sec.2671740. Existing services.
and trail systems.
G.SE.MUD.T.Goal 5. Coordination Sec.2671710. General.
section and consolidation of public safety The MUD areas are intended to
Add the followingfacilities shall be provided to meet be areas which will accommodate
required standards of response A.The Mixed Use Development development that may occur as a
0. Weld times and public safety,maintaining areas(MUD areas)provide unique result of the planned infrastructure
Sec.22-2-290. Southeast e and elld or exceeding the level of service and challenging opportunities for and services existing and
MUD Transportation
that currently exists throughout the the establishment of an on1going developing. Appendix 2678 and
goals and policies. districts. planning process in areas which Appendix 260C display the existing
are experiencing increased growth service providers in the MUD areas.
and development. The presence
A.Local residents,commuters, H.SE.MUD.TGoal 6. Uses within of an interstate and state highway
travelers and business owners are the Southeast Weld MUD must system and the external growth Sec.2671750. PUD Districts in
-dependent on major transportation recognize the current Weld County pressures from the Longmont MUD areas.
corridors to a&YTcc needed Regulations regarding spacing of Metropolitan Area and the 1776
commercial and retail services buildings to oil and gas production Corridor have added to the interest
within the SEMUD area. The facilities. Adherence to this in land development and population A.Intent. The PUD provisions
physical aspects of the circulation regulation assures compliance with growth within these areas. The shall be applied to all proposals
system in the MUD area shall this goal in that it will reduce the intent of this Chapter is to guide for commercial,industrial and
be encouraged to foster travel conflict between the mineral estate and implement planned land residential developments within the
between residential neighborhoods and surface estate. use changes in the MUD areas, MUD areas,with the exception of
and the employment,regional and particularly the conversion of rural those developments specifically
neighborhood centers. These lands to more intensive urbanLtype called out and excluded in this
roadways should also be planned I.SE.MUD.T.Goal 7. Development land uses. The regulations found Code. All PUD Districts in the
to reinforce the boundaries of the shall work with Weld County in this Chapter are intended to MUD areas shall adhere to the
MUD area and give a sense of Public Works to ensure that the be implemented by the land use procedures and requirements
. orientation while traveling. appropriate infrastructure is in place and development policies in the outlined in Chapter 27 of this Code.
to accommodate traffic impacts as Comprehensive Plan,Zoning
goals and policies in this development occurs. Ordinance,Subdivision Ordinance
B.The
Section are intended to foster and Planned Unit Development B.Exemptions from the PUD
Ordinance,contained in Chapters District Provisions.
a more efficient transportation Sec.22-3-50. Public facility and 22,23,24 and 27,respectively,of
network,provide for the safe and service goals and policies. this Code.
efficient movement of people and 1.The following uses are exempt
goods,and promote a wide variety from utilizing the PUD process
of transportation options in the A through A.3-No change B.A list of common acronyms within the MUD areas and will
Southeast Weld MUD area. and abbreviations utilized in this require a Use by Special Review
Chapter is contained in Appendix (USR)application:
C.SE.MUD.T.Goal 1. To provide B.P.Goal 2. Require adequate 260A.
facilities and services to assure the I
a well7integrated,balanced health,safety and welfare of the a.Sand and gravel mining
transportation system that present and future residents of the Sec.2671720. Planning area operations. I
considers all modes of travel and County. boundaries. -
meets the public need for mobility,
comfort and safety with maximum b.Home businesses as defined in
efficiency and economy within the 1 P.Policy 2.1. Development A.There are two planned areas for Chapter 23 of this Code.
MUD area. that requires urban services and mixed use activities defined within
facilities should be encouraged to unincorporated Weld County. One
1.1. The locate within a municipality,urban area is located along the 1125 c.Agricultural service
1.SE.MUD.T.Policy growth boundary area,Mixed corridor while the other can be establishments primarily engaged
County will plan and maintain a Use Development areas or urban found in dose proximity to the 11176 in performing agricultural,animal
transportation system in the MUD development nodes,or where condor in Southeast Weld County. husbandry or horticultural services
area that unifies and coincides with adequate services are currently on a fee or contract basis,including
state and other county,city and available or reasonably obtainable. such uses as outlined in Section
ity commun transportation systems B.The 1725 MUD area covers 23.13140.B of this Code.
within and surrounding the MUD approximately fifteen thousand
area. 2 through 4-No change. (15,000)acres with approximate
boundaries at Weld County Road 1 d.Those uses which were
2.SE.MUD.T.Policy 1.2. Accesson the west,Weld County Road 15 legally created prior to the PUD
5.P.Policy 2.5. Provide a on the east,Weld County Road 32 requirement and located on a single
to properties shall preserve the mechanism for funding public on the north and Weld County Road legally created lot.
existing and.future function of facilities,accommodating service 20 on the south. The planning
roads and highways affected by expansion and community area boundaries are shown on
the proposed development. All amenities based on the demand the 1725 Mixed Use Development 2.The following land use
development circulation systems created by the development. Area Structural Land Use Map and applications are exempt from
shall be designated so that they Metropolitan distrid(s)may be the Southeast Weld Mixed Use utilizing the PUD process in the A
do not disrupt highway travel. formed to address and assess Development Area Structural Land (Agricultural)Zone District within
Traffic to be generated by any needs based on the development of Use Map,the most recent copies of the MUD areas:
development must conform to the the MUD of the MUD areas. which are on file at the Clerk to the
recommendations and requirements Board's office and the Department •
of the Department of Public Works of Planning Services. a.Recorded exemption in the A
and the Colorado Department Sec.22-3-130. Rail transportation. (Agricultural)Zone District.
of Transportation. Dedication •
and improvements of roads and C.The Southeast Weld MUD area
frontage roads may be required as A through C-No change. is approximately 5,600 acres in b.Subdivision exemptions.
conditions of development. size. It is located in southern Weld
County along the transportation
SE.MUD.T.Goal 2. Promote a D.Potential for conflict exists corridors of Weld County Roads c.Amendments to recorded
D.
SE.MUD.T.Goal
trail system l . r service between railroad lines and other 49 and 22,and is situated to • exemptions and subdivision
Pland uses within urban growth participate in Weld County's future exemptions.
transportation and recreation boundaries and the Mixed Use share of commercial,industrial
purposes within the MUD area. Development areas. Municipal and residential growth. The area
type uses and services are planned is in close proximity to major d.Zoning permits for mobile homes.
E.SE.MUD.T.Goal 3. Development for both of these areas which will regional economic generators such
P increase auto and pedestrian traffic as Denver International Airport
within the MUD area shall provide a and the number of noise-sensitive and the metropolitan areas of e.Zoning permits for accessory
mechanism for balancing the costs uses. Potential conflicts could be Denver and Greeley. The existing dwellings.
of providing transportation systems. avoided by signalizing or separating transportation links of 1776 and
crossing points for trains from other its existing interchanges,and the
1.SE.MUD.T.Policy 3.1. Require vehicular and pedestrian traffic, County's commitment to Weld f.Manufactured home zoning
all o a traffic and separating noise-sensitive County Road 49 to serve as the permits.
impact analysis a prepare outined in the uses by distance or utilizing noise County's only continuous north
P Y abatement techniques. south highway from Greeley to the
MUD Development Standards to south,east of Interstate 25,support g.Certificate of compliance.
determine project plus cumulative the need to identify this area as
development impacts created by No change to remainder of Section. an urban corridor. The planning
. the PUD and determine appropriate area boundaries are shown on h.Flood hazard and geologic
project mitigation. the Southeast Weld Mixed Use hazard development permits.
CHAPTER 26 MIXED USE Development Area Structural Land
2.SE.MUD.T.Poli 3.2. Establish DEVELOPMENT . Use Map,the most recent Copy of
cY which is on file at the Clerk to the Sec.2671760. General.
a development fee program to -. Board's office and the Department
collect a fair share dollars?per--trip Change throughout Chapter 26, of Planning Services.
contribution for constructing -Change all references to maps A.Recent development and
shorti and long:7term circulation
LP
hour and daily traffic volumes to
I development pressures in the also accommodate highlirdensity • existing plus committed traffic
MUD areas have accelerated industrial uses which create minimal volumes.
and reinforced the need for negative visual impacts.
long Iterm approaches to planning.
This increase in development b.Conduct intersection level of
has resulted in the creation of 2.Employment centers service analysis and determine
development standards to regulate characteristically have high proposed development and whether daily traffic volumes
these areas. These development transportation impacts and parameters of the study area. exceed street standard thresholds.
standards shall apply to all environmental concerns such as
structures and land within the MUD noise,dust and pollution. Even
areas as shown on the 1-25 Mixed with the associated impacts,these 2.Existing Conditions: 8.Signal Warrant Analysis:
Use Development Area Structural centers are intended to provide
Land Use and the Southeast Weld pleasant and safe environments
Mixed Use Development Area for employees and visitors through a.The street capacity standard in a.The 125 MUD Transportation
Structural Land Use,the most planning and design standards. the MUD areas is Level of Service Network Map 2.2,the most recent
recent copies of which are on file Outdoor eating and seating areas, C and the intersection capacity is copy of which is on file at the
at the Clerk to the Board's office pedestrian routes within parking Level of Service D. Clerk to the Board's office and the
and the Department of Planning lots and other pedestrian amenities Department of Planning Services,
Services. These regulations should be provided for employees identifies future locations for
provide development standards to and visitors. Employment centers b.Conduct a.m.and p.m.peak hour signalization. Signals,however,
implement the goals and policies include,but are not limited to,the tum movements and average daily should not be installed prior to when
in the Mixed Use Development following activities and services traffic counts for intersections and they are needed.
Section of Chapter 22 of this Code. in higher density commercial and links within the study area,if there
industrial zone districts: are no available counts collected
within the previous twelve(12) b.Using the AASHTO Manual on
Sec.2661370. Intent. months. Uniform Traffic Control Devices
a.Hotels and motels. (MUTCD),determine whether
proposed intersection volumes
A.The intent of these regulations • a Conduct a peak-hour intersection exceed signal w for those
is to ensure the compatibility of b.Restaurants,including drivelin level of service analysis for the locations on the transportation
various land uses,buildings or restaurants. intersections. network where signals are
structures within the MUD areas. proposed.
These regulations are intended
to allow flexibility and encourage c.Utility service facilities. d.Determine whether the existing 9.Access: Projects involving
creativity in development of the daily traffic volumes exceed the1
areas in regard to density,height of arterial daily volume standards access to the state highway
structures,setbacks and common d.Police and fire stations. as identified in the MUD street system shall indicate appropriate
open space. The development standards for major arterial,arterial, conformance to the latest revisions
standards found in this plan are the secondary,collector and local of the State Highway Access Code.
minimal development standards e.My use of a research,repairing, streets presented in Appendix The report shall discuss how the
allowed in the MUD areas. manufacturing,fabricating, 243E,Roadway Cross .Sections. proposed development meets
processing,assembling or storage These standards delineate the access control guidelines as
nature,as long as the use is right—of.way,lane configurations, presented in Section 4.4.2 of the
ARTICLE II conducted entirely within enclosed median treatment,bike lanes and MUD Background Document,
buildings. 'pedestrian sidewalks. available at the Department of
Planning Services.
1325 MUD
B.Regional Commercial Centers. 3.Cumulative Conditions: 10.Mitigation Measures: Mitigation
Regional commercial centers are '
Sec 2632310. Development intended to provide safe,efficient measures will be to implement the
Standards. areas offering convenience a.Identify previously approved or needed improvements to offset
goods and services to residents anticipated developments that may Project impacts as determined by
of surrounding neighborhoods. affect the study area's circulation the traffic impact analysis.
A.In the 1125 MUD,land use These centers include commercial system. . •
designations are grouped into five and industrial activities which are C.Design Standards.
(5)structural land use categories. mediumlintensity level and have .
These categories are conceptual few environmental and serviced b.Generate,distribute and assign
designations and shall not be related impacts. Activities in these traffic to the existing roadway i interpreted or construed to give centers may include the following: network. ID
areas shall 1.All development
comply within with Chapters
the theMUD
rise to any vested rights in the
continuation of any particular use, ' 22,23,24 and 27 of this Code and
district,zoning classification or any 1.Retail shops. c.Determine annual growth rates the Colorado State Highway Access
permissible activities therein. and project future traffic volumes Code,2 CCR 601-1. Consistent
for the time frame corresponding to with the urban..scale development
standards in the MUD areas,all
2.Civic uses eh aschurches.
libraries, project build3out. parking areas for commercial and I,
B.Structural land use categories: community centers and churches. industrial development shall be
d.Identify funded circulation paved according to geometric and
1.Employment centers. 3.Service businesses such as improvements,both public and road structure design standards.
offices. private,that will be constructed,
prior to the proposed development's •
2.Geometric Design Standards.
2.Regional commercial. occupancy. -
4.Public facilities and utility service Geometric design for streets and I
facilities. roads shall be in accordance with •
3.Neighborhood centers. e.Conduct a peak hour intersection A Policy on the Geometric Design
level of service analysis and of Highways and Streets published
5.Restaurants. compare daily volume forecasts by the American Association of
4.Residential neighborhoods. to street standards assuming State Highway and Transportation
cumulative developments, Officials. Specifications,standards I
6.Retail and wholesale annual growth rates and funded or design criteria published by
5.Limiting site factors. establishments. improvements. the other govemmental agencies,
professional organizations or
generally accepted authoritative
C.Each structural category consists 7.Light manufacturing and research f.Determine mitigation measures to source may be used in geometric
of distinct and unique qualities and facilities. offset cumulative conditions if level design. All specifications,
is established as a matter of policy of service exceeds the MUD areas standards,or design criteria shall
to guide and implement planned standards. - be referenced and copied as part of
land use development. These C.Neighborhood Centers. the submittal information.
categories are further defined Neighborhood centers are
in Section 2&.2:J20 and are established to provide convenience 4.Trip Generation: Determine 3. Structure. Structural
delineated on the 1125 Mixed Usegoods and services primarily ' daily,and a.m.and p.m.peak 3.Road Structure.
be . Structural
u in
Development Structural Land Use or the residents of a specific hour trip generation for the capacity8
Map,the most recent copy of which neighborhood. These centers proposed development using accordance with the Guide for
is on file at the Clerk to the Board's should be accessible via established rates identified in the Design of Pavement Structures
office and the Department of sidewalks,trails or greenways, Trip Generation Manual published published by the American
Planning Services. The correlation creating identity for individual by the Institute of Transportation Association of State Highway
of the categories to generalized neighborhoods. Neighborhood Engineers or as agreed to with and Transportation Officials.
zone districts as defined in Chapter centers characteristically have County staff. Specifications,standards or
design criteria published by
23 f tdiix 3 are outlined ca in, few moereupon e impacts and other governmental agencies,
Appendix tes 233 all cases, rely more c sasllce'.]related
Chapters or 24 and 27 should fp be provisions,nfrcea such law 5.Trip ion contained
Based professional accepted
authoritative
os or
consulted for clarification of specific enforcement development
and fire hintthese assumptions t conssis o in the MUD generally be epusedeg .
requirements. New ci apmenr within these areas tesfic analysis market d source may , nd in design. All
thecenters shall,l therefore,ociate estimates,describe the anticipated th cri shall standards or design
the impacts associated with its use. trip dosed d e e pattems for the criteria shall be referenced erenced and
Sec.26.12 20. 125 MUD Neighborhood centers include, proposed development. copied as part of the submittal
information. All roads shall adhere
Structural land use categories. but are not limited the following to the standards set forth in Chapter
activities and services: 24,Article VII of this Code.
6. cAds merit Based e
A.Employment Centers. projected t ,generation,assumed
1.Small parks. trip d ay netw and the prevailing 4.Structural Road Improvements.
roadway neaffiCto thasei nthe Adjacent roadways shall be
I.provides
sastructnre opportunity pusen projected vdtlin thestudy
re . si Y
P create a unique seworship,hi uses,ies such and places ni and streets withM the study area. secignes to meet the full typical
section specified in the County
employmentt create in centers of new libraries community Transportation Plan and Chapter
in the MUD areas, 24 of this Code. For example,
which w are linked network
orientated (E+C+P)Existing+Committed+Project improvements may include the
toward the l d f regional f Traffic Volumes and Level P
and national roadways serving the • Please see LEGALS of Service: construction of travel lanes,
area. Employment centers are -- shoulders,bike lanes,medians,
oriented around major roadways to page 25 curb,gutter and sidewalks.
allow for goods and services to the a.Add project a.m.and p.m.peak Required improvements may also
traveling public. These centers may CPAXLP
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include the acquisition of rightlof 7 a private sanitation system,shall lots adjacent to existing agricultural These centers include commercial
way and construction easements service all sewage disposal within areas and traditional singleifamily and industrial activities which are
that will be dedicated to the public. the I.25 MUD areas for uses lots,as well as areas for higher medium-intensity levels and have
Improvements attributed to the except those specifically exempted density town homes. The character few environmental and service-
development shall be consistent from the PUD process in Section of the neighborhood commercial related impacts.
with the direct impact a particular 26 2 '60 of this Chapter. services that found all be lu al communt nities
eof
system,
has on the County throughout the west: limited public c. Integrated commercial
road ioaltransportation as determined study.a
professional road
C.Solid Waste. Residential a and ancillary t facility
an such fire t library io centers shall be appropriately
improve
and road yimprovementsplansagreement commercial solid waste collection satellite llf o/ar gat err gs located and scaled improve
and l roadway constructiondplans services in the area shall be a grange hall for local gatherings the neighborhoods.residentialCmm
shall be ommissio by the Board of waste di directlyl be and
solid p or farmer's businesses and other agricultural eighborhood shuld not eceed a 0 25 floors
County Commissioners. waste disposal firms and property
owners/managers. Solid waste convenience services and area ratio. Uses may include the
disposal shall be accomplished by businesses;as well as a variety of following:
D.Circulation System. collection ltis. firms at licensed disposal high to higher density housing.
fac1)Banks.
1.The proposed MUD circulation Sec. 26_.3 30. Southeast
system is presented at Map 2.2,the D.Storm Drainage Design and Weld MUD Structural Land use 2)Day care centers
most recent copy of which is on file Technical Criteria. The County categories.
at the Clerk to the Board's office does not publish technical data or
and the Department of Planning storm drainage design manuals.
Services. The transportation The consulting engineer for the In the Southeast Weld MUD area, 3)Service businesses and offices.
network reflects a hierarchy of developer is to use published land use is grouped into four
roads,from a major arterial which material by a generally accepted categories. These categories
serves both the regional and local authority approved by the Director are conceptual and not intended 4)Personal service establishments.
traffic with higher speeds and of Public Works. The material used or construed to give rise to any
capacities with controlled private must be referenced and copied as vested rights in the continuation of
access,to a collector which serves part of the submittal information. All any particular use,district,zoning 5)Restaurants.
local traffic and provides access to development within the MUD areas -classification or any permissible
future development. The proposed shall adhere to the Storm Drainage activities therein. 6)Retail including retail and
hierarchy of roads includes both Design and Technical Criteria wholesale etail sales,e including
r
reconstruction and/or widening of regulations in Section 24:7..130 of Structural land use categories:
existing roads and alignments for this Code. A.
new roads. The transportation 7)Civic and cultural facilities.
network also identifies locations of
future signals. ARTICLE III 1.Neighborhood centers.
Southeast Weld MUD 8)Places of worship.
2.The MUD roadway crossa 2.Residential neighborhoods.
sections are identified in Appendix Sec.26.3 10. Development 9)Clubhouse and recreational
24 iE,Roadway Cros_,Sections, Standards. 3.Agricultural lands. facilities.
of this Code. Roadway .
classifications may change as
development in the MUD areas Recent activity in the Southeast
occurs. Roadway classifications Weld MUD area has accelerated 4.Limiting site factors. 10)Public gathering areas.
may be rejevaluated by the and reinforced the need for
Director of Public Works with the long"'term approaches to planning.
results of the traffic impact analysis. This increase in development B.Each structural category consists 11)Public facilities and utility
has resulted in the creation of of distinct and unique qualifies service facilities.
development standards to regulate and is established as a matter
Sec.26:12'.70. Sign district these areas. These development of policy to guide and implement
regulations. standards shall apply to all planned land use development. d.Site design techniques should
structures and land within the MUD These categories are further be incorporated that provide
areas as shown on the Southeast defined in Section 2612'.30 and convenient vehicular and pedestrian
I',,A.Intent. Within the 125 MUD Weld Mixed Use Development are delineated on the Southeast access to the neighborhood
seas,signage has become an ' Structural Land.Use Map,the most Weld Mixed Use Development Area commercial areas from adjacent
increasingly important issue, I recent copy of which is on file at Structural Land Use Map,the most residential neighborhoods.
especially along traffic corridors the Clerk to the Board's office recent copy of which is 6n file at the
such as 1125 and State Highway and the Department of Planning Clerk to the Board's Office and the
119. While signs serve as Services. These regulations Department of Planning Services. 2.Residential neighborhoods.
important directional,informational provide development standards to The correlation of the categories
and advertising tools,the clustering implement the goals and policies in to generalized zone districts as
of signs may obscure the landscape the Mixed Use Development section defined in Chapter 23 of this Code a.Residential districts within
and confuse and distract drivers. of Chapter 22 of this Code. are outlined in Appendix 26-_-,C. In this MUD area are encouraged
Signage controls are intended to all cases,Chapters 23,24 and 27 to be cohesive,identifiable and
protect and preserve the visual should be consulted for clarification diverse,while retaining the current
quality of the roadways within the Sec.26 3 ''20. Intent. of specific requirements. agrarian character of residents in
Ih25 MUD areas while preventing • the area. The County encourages
the obstruction of traffic visibility comprehensive and coordinated
and confusion from improperly The intent of these regulations C.Contiguous open space that neighborhood design efforts in
placed and designed signs. These is to ensure the compatibility of provides a balanced mix of developments,especially with
provisions control the magnitude, various land uses,buildings or active and passive recreational regard to circulation provisions,
placement and number of signs structures within the Southeast opportunities will be an integral conservation of natural features
in the I '25 MUD area. These Weld MUD area. These regulations element of this MUD area and will and relationship to established
regulations can be found in Section are intended to allow flexibility and be clustered in order to provide for neighborhood centers. The County
23,Article IV of this Code. encourage creativity in development meaningful open space corridors, also encourages diversity of
. of the areas in regard to density, which will include an extensive trail housing types,including owner... •
height of structures,setbacks system that links the neighborhoods occupied and rental housing,which
Sec.26121;80. Utility, and common open space. The to local amenities,such as schools serve all economic segments of
infrastructure and public facility development standards found and parks. the population and match local
regulations. in this plan are the minimal incomes and age groups. Higher
development standards allowed in residential densities shall be __.-
the Southeast Weld MUD area. D.Each structural category situated within close proximity ./---
A.Intent. By their nature,most consists of distinct and unique to the designated neighborhood
utility services are highly regulated. qualities and is established as centers. Each neighborhoodshall
This reeggulation encompasses A.This MUD area will be a a matter of policy to guide and have an interconnected network
owrtterehlp,financing,competition, balanced and sustainable implement planned land use I of local streets that provide direct
cost recovery,construction, community that integrates the development. These categories connections to local destinations.
environmental protection and traditional rural heritage of Weld are further defined as follows,and
safety. Given this regulatory and ' County into all aspects of the are delineated on the Southeast
legal environment,weltlestablished community. It is the intent of the Weld Mixed Use Development b.Residential development within
federal,state,county and industry area to fit within the landscape Structural Land Use Map,the most this MUD is clustered in such a
standards/codes exist which govern of s0uthem Weld County by recent copy of which is on file at the way as to protect and preserve
most aspects of utility service. preserving prime irrigated Clerk to the Board's office and the large contiguous areas of open
The intent of this Section is to agricultural land for use by local Department of Planning Services. space,prime irrigated agricultural
provide additional regulations and farmers and by providing a The correlation of the categories land,important natural resources
standards for water supply to meet transition of land uses that focus to generalized zone districts as and scenic views. The intent is
fire flow demands and solid waste the high densities in the center and defined in Chapter 23 of this Code to include a mix of densities to
collection service,and to provide lower densities along the perimeter, are outlined in Appendix 26'iC. In create variation and options within
standards for public facilities and and by incorporating a prairie style all cases,Chapters 23,24,and 27 the neighborhoods being created,
services throughout the MUD areas. character into the theme of the should be consulted for clarification ranging from low density rural
community. of specific requirements. estate lots(1 dwelling unit per acre)
I up to medium density areas(10
• B.Water Supply and Sewage dwelling units per acre)envisioned
Disposal. The specifications of B.This MUD area will include 1.Neighborhood centers. within and near the center or core
water supply requirements for fire a variety of land uses that are area as defined by the intersection
protection within the I:25 MUD organized around a passive and of Weld County Roads 49 and.
areas are provided by the Mountain active open space system and an a.A commercial center created in 22. Appropriate neighborhood
View Fire Protection District. The ongoing agricultural element. There the heart of the Southeast Weld commercial services permitted
Mountain View Fire Protection will be a diversity of housing types MUD will serve the neighborhood under the Comprehensive Plan's
District shall be consulted enabling citizens from a wide range commercial and retail needs of the definition of"Residential"will be
concerning its fire requirements. of economic levels and age groups community. This commercial center located at this general intersection.
Chapter 22 of this Code specifies to live within the community,as should be consistent in character of All uses within the Residential
that the water supply system well as some commercial and retail communities throughout the West.
serving a proposed development services,to address the needs of
site or zone district must deliver the residents. Please see LEGAIS
a minimum of five hundred(500) b.The commercial centers are •
gallons per minute at twenty(20) intended to provide safe,efficient pounds per square inch residual C.Neighborhoods within this MUD areas offering convenience page 27
pressures for thirty(30)minutes. area will vary within the community goods and services to residents
The St.Vrain Sanitation System, and may include one -acre cluster of surrounding neighborhoods. CPAXLP
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D
LEGALS development. These physical Planning Services. variety of species. A partial list of
elements include floodplain, . plant materials that are native or
critical wildlife habitat areas, adapted to Colorado's Front Range
from page 26 aquifer recharge,riparian areas, Sec.2673750. Maximum lot is included in Appendix 261G.
• raphical constraints and coverage regulations. Plant materials that are discouraged
• r similar inhibiting elements. within this area Include:
Although these sites contain
land use category factors which limit certain types All land use applications in the
will utilize public of development,these areas are, Southeast Weld MUD area shall a.Cotton:bearing cottonwoods
sewer service. nevertheless,usable for agricultural adhere to the regulations governing (Populus).
production,recreational activities the maximum percentage of
and parks,or other functions that lot coverage. The maximum
c.The residential diversity cannot damage or be damaged lot coverage is defined as the b.Siberian and Chinese elm
incorporates single0famiy by the constraining site factors. maximum percent of the total area (Ulmus).
detached homes,single-family These areas can also enhance of a lot in a zone district that shall
duster,attached single0family the character of this MUD area by be covered by any structure. Land
homes and multl0famiy homes. providing corridors for traits and shall not be deemed covered c.Tree of Heaven(Menthes).
The community elements of a wildlife,and for the protection of if it is used for growing grass,
neighborhood,such as active natural resources,riparian habitats shrubs,trees,Wants or flowers;
parks,passive open space,public and natural features essential to the if it is covered W decorative d.Russian olive(Eleagnus
and civic facilities,Includinngg but identity of the this MUD area. gravels or wood chips;or if it is anguatlfolia).
not limited to,schools,utilities, otherwise suitably landscaped.
roadways,fire protection,law The percentage of coverage on a
enforcement and places of worship, b.Land designated as having lot shall not include the area of the e.Purple loosestrife(Lythrum
will be permitted uses within the limiting site factors on the lot or development designated as salicarla).
residential land use designation. Southeast Weld Mixed Use common open space as outlined in
Al uses will have good pedestrian Development Structural Land Appendix 260E. The percentages
connectivity and accessibility. Use Map,the most recent copy of outlined in Table 26.2 below shall be t All plants identified as noxious
which is on file at the Clerk to the deemed the maximum lot coverage plants in Chapter 15 of the Weld
Board's office and the Department for each zone district within the County Code.
d.The successful design and of Planning Services,are primarily Southeast Weld MUD area.
development of residential defined by the one:hundred❑year
neighborhoods within this MUD floodplain(as defined by FEMA 3.Buildings and parking areas shall
area is essential for it to function Flood Insurance Rate Mape). Sites Table 26.2g
efficiently andthe located th of preserve and promote
provide a sense shown with other factors important also health shallexisting pons. The
of Developments plelo and commencodent incorporate tures other including life applicant be responsible for
incorrateare encouraged features as well,paria areas,wildlife Maximum Weld t Coverage in the locating and preserving,ultreeswhere
to incorporate design features habitat,mature riparian d Southeast MUD area feasible,all caliper
in size of
t which enhance the qualitypromote of and gra gravel resources. and sand r f massed ss groups or of
or larger,
the safetyne for orhood and and resources. Therefore, and small trees.
for its residents. An additional land containing limiting Zone District within the Before iconstruction,shalb the following
example of various design site factors is shown along irrigation PUD District precautions shall be taken to •
considerations for subdivisions canals and ditches and adjacent Percent of Maximum Lot Coverage preserve quality trees:
is illustrated in Appendix 26:D. to lakes. To the maximum extent C-1,C-2 85%
These neighborhoods should be practical,development within areas R-1 50%
accessible via sidewalks,trails having limiting site factors shall R-2,R-3,R-4,R-5 60% a.The applicant shall submit
or greenways,creating identity be located to preserve the natural Estate,A• 30% to the Department of Planning
for individual neighborhoods. features of the site,to avoid areas Agricultural zone districts in platted Services a detailed Landscape
Residential areas characteristically of environmental sensitivity and areas. Plan delineating the existing and
have few environmental impacts to minimize negative impacts and proposed trees,shrubs,ground
and rely more upon service: alteration of natural features, covers,natural features,such
related provisions such as law Sec.2673:60. Landscaping as rock outcroppings,and other
enforcement and fire protection. regulations. landscaping elements. The Plan
New development within these Sec.2603140. Common open shall show where landscaping
locations shall,therefore,mitigate space regulations. exists or will be located,along with
the impacts associated with its use. A.Intent. Landscaping is extremely
Residential neighborhoods include, P 9 planting and construction details.
but are not limited to,the following of develo for ensuring the the quality Where ,existing e plantings are to be
activities and services: (PUDs)(PAil within the est MUD area
Weldd MUD area. Trees,
the s,shrubst the plans the roplisedt sethods
vwithin asite shall other MUDsa. d greatly the h and in the proposed plan methods
common n a portion ef the site as est plantings add co to c protecting the plantings during
enspaceopen space. Common aesthetic'educing
while,lowering construction.
1)Small parks. open is defined as any erosion,reducing glare,lowering
usable parcel of land or water temperatures,buffering sounds
essentially unimproved and set and blocking or diverting wind. As b.The applicant shall demonstrate
2)Civic uses,such as places of aside,dedicated,designated or no single landscaping plan can be to the Department of Planning
worship,libraries and community reserved for public or private use prescribed for all developments Services that the maximum possible
centers. or enjoyment,or for the use and due to differing land features, landscaping was preserved or
enjoyment of owners or occupants topology and soils,the County relocated through the development
of land adjoining or neighboring allows flexibility and encourages process. At least fifteen percent
3)Schools. such an area. Common open creativity in landscape designs. (15%)of the overall site must be
space includes landscape areas Landscaping must be sensitive to landscaped. See Appendix 260F.
that are not occupied by buildings the characteristics and maintenance
4)Residential. or uses,such as storage or services requirements of the planting
areas,private courtyards,parking selected. Species must be chosen c.Heavy equipment shall be kept at
lots and islands. In all PUD that are hardy for the climate and least five(5)feet from tree drip lines
Public facilities and utility service districts except those containing soil conditions in the Southeast to prevent tree roots from being
adMies. residential uses,common open Weld MUD area,can tolerate traffic, damaged.
space may include landscape are resistant to disease and insects,
setbacks adjacent to roadways, and which can be maintained. The
3.Agricultural lands. where the setbacks are not utilized following landscaping standards 4.Whenever the use of the property
as parking or storage areas. set minimum requirements for all to be developed or redeveloped will
Common open space is not to be developments within the MUD conflict with the use of adjoining
a.Approximately 1,400 acres of this included in the calculation of the areas. property,there shall be an opaque
MUD area will remain agricultural. maximum coverage per lot. The plantedsceen between the two
Lands that are currently migated minimum percentages of land in (2)properties. The screen shall
and have the necessary soil each development devoted to B.Design criteria. moderate the impactor noise,light,
characteristics will continue to be common open space is listed in aesthetic concerns and traffic.
used for agriculture purposes. A�pppeenrhdtlix 260E. Department of
Through the use of alternative Plink g Services'staff reserves 1.Landscapes shall utilize the
irrigation methods,the identified the ability to evaluate development following principles for maximum 5.All landscapes shall strive to
agricultural lands will remain a design proposals with less common use of water: maximize the use of native species.
viable and important asset to Weld open space than listed in Appendix Where native material is not
County. The effluent from the 26:E.Staff will determine if the appropriate for the intended use or
proposed treatment facility located proposed common open space a.We60planned and approved appearance,plant species that are
in this MUD area will be a source meets the intent of the requirements planting schemes regionally adapted and noninvasive
of water that can be managed as in this Chapter. shall be used.
part of a re:um management plan
that will make water available for b.Appropriate selection of drought:
iation within this MUD arse,as B.Common open space shall tolerant turf species to minimize 6. Fescue,biome/fescue
as the potential for providing be delineated in the sketch plan water needs and the use of water: or other turf types shall be used In
some assistance for the agricultural phase of the PUD process. See hungry species of turf. lieu of bluegrass where heavy toot
property and agricultural wells Appendix 26:F. In areas preserved traffic is not anticipated. Seeding
within the Box Elder basin. The as common open space,a detailed versus sodding of all turf types is
water that will serve this MUD description of the types of grass c.Mulch to reduce evaporation. preferred when the growing season
must be treated and released in and landscaping which will be allows for adequate germination
Weld County,providing a source of utilized and the maintenance
groundwaterand establishment ntr the turf to
a benefit for recharge that can be besubmitted
ub schedule o such Department epcaping shall d.Zone i groupings,matceaccording sufficiently control erosion.
agricultural within wells and be nn e r i the of to their microm nts. needs and
crop producing areas Weld Planning Services, water requirements.
County.
to areas shell be
configured t maximize its
UtilityC.Ce regulation.
of common t open or Improvementif of the soil with to natural
un areas within the site,
b. service in the s areas
space retionof land do lieu of the organic matter needed. areas and or landscape
be provided within the areas preservatwn of for oa7ege � areas within existing future
designated as agricultural. common open space,and subject adjacent development. Small
to the discretion of the Board f.Efficient inigation design. isolated islands of landscaping,
of County Commissioners,the except as required in parking lots
4.Limiting site factors. applicant may utilize the cash 0in0 and for screening along roadways.
lieu of common open space option p.Proper maintenance and shall be avoided. Open space
outlined in Section 2716 780.8.8 irrigation scheduling. shall be provided where significant
a.Areas comprised of limiting site with'tenns defined in Chapter 27, natural features exist.
factors contain certain physical Article II of this Code. Thie.option
elements that obstruct,or are shall be outlined in the sketch plan 2.Landscapes shall consist of a
hazardous to,certain types of application to the Department of
7)
and
C.Landscaping LEGALS lemmela service analysis forecasts
requkertente for c.A minimum landscape setback tom ca volume forecasts
to ulat standardseveloassuming
parking lots. along Weld County Roads q t from page 27 cumulative nlgrowth
developments,
and and the hill Subsequent improv meats rates and funded
1.At least tenffeet rontage meassured
shill be fifty the t50)ang improvements.
the area of a parking must of planned future rrlghtfof)waayrig or
be landscaped if the lot contains
ten(10)or more spaces. The proposed Iposeddeve pmenba tde f.Determine ctinn ions if lev l
metes of the and offsetie ee conditions t if level
toward
r may be counted d.Along Weld County Roads 49 parameters of the study area. of service exceeds the MUD areas
the t ach lot coverage and tree planting otences standards.
ulrst ev of :fivzper district. shallthe
roadway
to grouped from
At sevenry7five percent(75% the roadway avoid a straight line 2.Existing conditions:
of the required landscape area shall of trees. The effectiveness of the 4.Trip Generation: Determinedaily
include living plant material' screening shall be increased by and a.m.and p.m.peak hour
plaMMg trees and shrubs in layered a.The street capacity standard in trip generation for the proposed
beds(two or more rows of plant the MUD area is Level of Service development,using established
2.Bermirg and shrub or tree materiel rater than a single row).:, C and the intersection capacity is rates identified in the Trip
planting shall be used to screen A mix of coniferous and deciduous'' Level of Service D.
'parking lots from view of the trees and shrubs shall be planted jn' Generation ute Manual published
p
. Bemis can vary in height dusters or grorpings. by the i Engineers,
ore of Transportation
of ring on location and proximity b.Conduct a.m.and p.m.peak hour County staff, as agreed to with
existing trees. Bemis shaft have turn movements and average daily
smooth transitions from the top e.Required landscaping and traffic counts for intersections and
of the cub to the setback line so screening within the landscape links within the study area if there 5.Trip Distribution: Based on
as to not create snow traps,with setback and other portion of the are no available counts collected assumptions contained in the MUD
allowances made for plament properly shall be governed by the` within the previous twelve(12) areas traffic analysis or market
of the sidewalk. G irad rg of berms landscape standards contained yy
shall not be lumpy or abrupt. See within this Chapter and any other.:. months. estimates,descnbe the anticipated
t
Appendix 267H more restrictiveproposed ro distribution patterns for the
contained inrequirements 23
Chapters 23 and 24 oT development.
this Code c.level of service a peak hour intersection
edon
of analysis for the
3.landscaping techniques shall be intersections. 6.Trip Assignment: Based on the
used to alleviate the harsh visual projected trip generation,assumed
appearance that accompanies f.There shall be a minimum trip distribution and the prevailing
parking tots. See Appendix 2671. twenty7five7ootawide landscape d.Determine whether the existin roadway network,assign the
At least seventyaflve percent(75%) setback along Weld County Roads daily traffic volumes exceed the projected traffic to the intersections
of the length of the frontage of 22 and 49,measured from the arterial daily volume standards and streets within the study area.
the parking lot must be effectively existing or planned future right7 as identified in the MUD street
screened. of_-way. standards for major arterial,arterial,
secondary,collector and local 7.Existing+Committed+Project
4.A minimum of five streets presented in Appendix (E+C+P)Traffic Volumes and Level
percent g.There shall be a minimum 2411E.Roadway GrossoSections. of Service:
(5%)of the parking area shall be twentyafootOwide landscape These standards delineate
landscaped exclusive of setback setback measured from the existing rightaof away,lane configurations,
areas. Trees planted in parking or planned future rightao away to median treatment,bike lanes and a Add project a.m.and p.m.peak
areas should be either in bays any parking lot,fencing,storage pedestrian sidewalks. hour and daily traffic volumes to
or planting islands of at least five area or structure. Required existing plus committed traffic
feet by five feet(5'X 5'). Trees landscaping and screening within volumes.
should be distributed throughout the the landscape setback and other 3.Cumulative conditions:
parking area;however,they shall portions of the property shall
be placed so they do not obstruct be govemed by the landscape
f
visibility for cars and pedestrians. standards contained within this a.Identify previously approved or s. n intersection andletermine
e
Generalty,every tenth parking Chapter and any other morewhether te analysis and dlumes
space anticipated ed developments r that may xce daily standard nd volumes
should in delineated to with a in Chapters
requirements 24of this contained affect the study area's circulation exceed street thresholds.
planting %. addition Ap th6 five in Chapters 23 and 24 this Code. system.
percent(5%). Sea Appendix 280J. �
h.Appendices 280M through 26oP 8.Signal Warrant Analysis:
5.Loading,service or storage areas illustrate the proposed character, b.Generate,distribute and assign
must be screened with an traffic to the existing roadway
opaque forming add lancocape setbacks network a.Using the AASHTO Manual on
screen that is an integral part of the for the roadway corridors. Traffic Control Devices
building architecture. Chain link
fencing with slats,fabric or pallets (MUTCD),or other adopted
are not en acceptable screening Sea 26:3780. Transportation and c.Determine annual growth rates stanndards,determine whether
and project future traffic volumes proposed intersection volumes
material. Plant material shall be circulation regulations.
used to soften the appearance of for the time frame corresponding to exceed signal warrants for those .
the screen. project buildiout. network
locations on the ig transportation rtetlon
A.Intent. As transportation • where signals are
D.Lendsca e g in demands increase in the MUD d.Identify funded circulation proposed.
requirements along areas,the need to preserve the improvements,both public and
roadway corridors. functional Integrity and hierarchy private,that will be constructed
of the existing roadways and 9.Access: Projects involving
provide new roadway capacity is
prior to the proposed development's access to the state highway
1.Intent. The major roadway becoming Increasingly important. occupancy. system shall indicate appropriate
corridors within the Southeast The purpose of this Section is to conformance to the latest revisions
Weld MUD area are Weld County provide for the planning,design and the shall
discuss
theCode.
Roads 22 and 49,and all strategic construction of improvements o e.Conduct a peak hour intersection tli
roadways delineated by Weld new and existing roadway facilities
County strategic Roadways. The consistent with Chapters 22,23, proposed development meets the Required improvements may also
major%% County roadway 24 and 27 of this Code. The intent access control guidelines. include the acquisition of rightaof7
corridors are Weld County Roads of these standards is to provide way and construction easements
49 and 22. These roadways play for a certain level of performancepertoance. that will be dedicated to the public.
an important role in the function Consequently,If It can be shown 10.Mitigation Measures: Mitigation Improvements attributed to the
and image of the Southeast Weld that an alternate design,material or measures will be implement to development shall be consistent
MUD area. The following design procedure will provide performance provide the needed improvements with the direct impact a particular
standards relate to the visual quality equal to,or better than,the required to offset project impacts as development has on the County
of these roadways. As the MUD design,material or procedure,that determined by the traffic impact road system,as determined by a
areas develop,additional roadways alternate may be approved by the analysis.
may require similar consideration Director of Public Works. . The road imalprovements
transportation omen ste
as these edstl and road improvements agreement
�y and roadway construction plans
em made
the
inelnt will C.Design standards. shall be considered by the Board of
be made b the Department of B. ntTrafficdevelopments
Impact Analysis. County Commissioners.
Public mertsand the Colorado significant Weld p UD a within
aTr ons All the Southeast Wed MUD area areas development within the MUD
roadwaysor that are not r considered pg required to prepare a traffic ,2 ,shall comply with Chapters D.Circulation System.
major roadway corridors are impact t a a at the time All
the the Co rand 27 ofigthis Code and
considered secondary roadways. Sketch Plan application. traffic the Colorado State Highway Access
analysis information and reports Code,2 CCR 601:-.1. Consistent 1.The proposed MUD circulation
shall be prepared and certified o by with the urban scale development system is shown on the Southeast
2.Design criteria. a Registered Professional Engineer standards in the MUD areas,all Weld Mixed Use Development
competent in traffic engineer g. parking areas for commercial and Area Structural Land Use Map,the
The intent of this analysis industrial development shall be most recent copy of which is on file
a.Plantings along road rightsiof7 is to determine the project's paved according to geometric and at the Clerk to the Board's office
way shall be Integrated with the rest cumulative development impacts, road structure design standards. and the Department of Planning
of the site. appropriate project mitigation and Services. The transportation
improvements necessaryto offset network reflects a hierarchy of
b.That portion of a let ina specific projects impacts. The 2.Geometric Design Standards. roads,from a major arterial which
any zone Carty may require the developer Geometric design for streets and serves both the regional and local
district which abuts a public or to pay a propordonate share of the roads shall be in accordance with traffic with higher speeds and
private road rightiofaway shall costs of said Improvements through A Policy on the Geometric Design capacities with controlled private
be landscaped with a minimum an improvements agreement. All of Highways and Streets,published access,to a collector which serves
twoaandDone'half 7inch caliper traffic impact analysis shall contain, by the American Association of local traffic and provides access to
shade tree or sixafoot minimum as a minimum,the following State Highway and Transportation future development. The proposed
height coniferous tree at a distance information: Officials. Specifications,standards hierarchy of roads includes both
of ten feet,measured at a right or design criteria,published by reconstruction and/or widening of
from m the lot line towards the other govemmental agencies, existing roads and alignments for
interior of the lot,for every forty(40) professional organizations or new roads. The transportation
linear feet of sheet frontage. Trees generally accepted authoritative network also identifies locations of
may be grouped with a maximum ■ Please see LEGALS source,may be used in geometric future signals.
distance of one hundred(100) design. All specifications,
feet between trees or groupings, page `L8 standards,or design criteria shall
with exceptions made at entrance be referenced and copied as part of 7
drives. CPAXLP the submittal information. � CI)�,-�� /O 0C.)M71, 10
/'
3.Road Structure. Structural 2.The MUD roadway CIOSsI the MUD areas.
capacity shall be designed in sections are Identified in Appendix this e.
Cod in Section 24777130 of
accordance with the Guide for 240E,Roadway Cross1Sections. fie'
Design of Pavement Structures, Roadway classifications may Sec.26030100. Utility,
published by the American change as development in the infrastructure and public facility E.Schools.
Association of State Highway MUD areas occurs. Roadway regulations.
and Transportation Officials. classifications may be reelevaluated
Specifications,standards or by the Director of Public Works 1.A residential subdivision
design criteria published by with the results of the traffic impact A.Intent. By nature,most utility application shall be referred to the
other governmental agencies, analysis. services are highly regulated. applicable school district for review
professional organizations or This regulation encompasses and recommendation regarding
generally accepted authoritative ownership,financing,competition, school district requirements. The
source may be used in design. All Sec.2673090. Sign district cost recovery,construction, Department of Planning Services,
specifications,standards or design regulations. environmental protection and Planning Commission and Board
criteria shall be referenced and safety. Given this regulatory and of County Commissioners shall
copied as part of the submittal legal environment,wellDestablished consider the recommendation of the
information. All roads shall adhere A.Intent. Within the MUD areas, federal,state,county and industry school district.
to the standards set forth In Chapter signage has become an increasing standards/codes exist that govem
24,Article VII of this Code. issue,especiplly along traffic most aspects of utility service.
corridors such as Weld County The intent of this Section is to Re-enact Appendices 26-D,26-F
Roads 22 and 49. While signs provide additional regulations and through 26-N,and 26-P without
4.Structural Road Improvements. serve as important directional, standards for water supply to meet change;Amend Appendices 26-A,
Adjacent roadways shah be informational and advertising fire flow demands and solid waste 26-B,26-C,26-E,and 26-0,as
designed to meet the full typical tools,the clustering of signs may collection service,and to provide attached.
section specified in the County obscure the landscape and confuse standards for public facilities and
Transportation Plan and Chapter and distract drivers. Signage services throughout the MUD areas.
24 of this Code. For example, controls are intended to protectBE IT FURTHER ORDAINED by
improvements may include the and preserve the visual quality d the Board that the Clerk to the
construction of travel lanes, the roadways within the Southeast' B.Water Supply and Sewage Board be,and hereby is,directed
shoulders,bike lanes,medians, Weld MUD area while preventing Disposal. The specifications
curb,gutter and sidewahu. the obstru tion of traffic visibility ersetsfof to arrange for supplement pe Code
and confusion from improperly water supply requirements for fire Publishing to the Weld
placed and designed signs. These
protection within the Southeast County Code with the amendments
Weld MUD area is provided by the contained herein,to coincide
provisions control the magnitude,
placement and number of signs in Southeast Weld Fire Protection with chapters,articles,divisions,
District and$a Hudson Fire sections,and sub sections as they
Protection Minot. Chapter 22 currently exist within said Code;
of this Code specifies the water and to resolve any inconsistencies
supply system serving a proposed regarding capitalization,grammar,
development site or zone district and numbering or placement
must deliver a minimum of five of chapters,articles,divisions,
hundred(500)gallons per Minute at sections,and sub-sections in said
twenty )pounds per square inch Code.
residual pressures for thirty(30)
minutes. Resource Colorado end
Pioneer Metropolitan Districts shall BE IT FURTHER ORDAINED
provide for the sewage disposal by the Board if any section,
within the Southeast Weld MUD subsection,paragraph,sentence,
area,except those uses specifically clause,or phrase of this Ordinance
exempted from the PUD process in is for any reason hells decided to
Section 2602060 of this Chapter. be unconstitutional,such decision
shall not affect the validity of the
remaining portions hereof, The
C.Solid Waste. Residential and Board of County Commissioners
commercial solid waste collection hereby declares that it would
services in the area shall be have enacted this Ordinance
arranged directly between solid in each end every section,
waste disposal firms and property subsection,paragraph,sentence,
owners/managers. Solid waste clause,and phrase thereof
disposal shall be accomplished by irrespective of the fact that any
n firms at licensed disposal one or more sections,subsections,
facilities. The number of service paragraphs,sentences,clauses,
providers may be restricted. or phrases might be declared to be
unconstlhuhonal or Invalid.
D.Storm Drainage Design and
Technical Criteria. The County
does not publish technical data or
storm drainage design manuals.
The consulting engineer for the
developer Is to use published
materiel by a generally accepted
authority approved by the Director
of Public Works. The materiel used
must be referenced end cooled as
part of the submittal information. All
development within the MUD wen
shshell oda g the Sbnnn Drainage
Deslpn and TxMleel DIMS
WELD COUNTY
CODE ORDINANCE 2006-4
IN THE MATTER OF REPEALING AND REENACTING, WITH AMENDMENTS, CHAPTER 22
COMPREHENSIVE PLAN AND CHAPTER 26 MIXED USE DEVELOPMENT, OF THE WELD
COUNTY CODE - PIONEER COMMUNITIES, INC.
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF THE COUNTY OF
WELD, STATE OF COLORADO:
WHEREAS,the Board of County Commissioners of the County of Weld, State of Colorado,
pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority
of administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners, on December 28, 2000, adopted Weld
County Code Ordinance 2000-1, enacting a comprehensive Code for the County of Weld, including
the codification of all previously adopted ordinances of a general and permanent nature enacted
on or before said date of adoption, and
WHEREAS, the Board has received a request from Pioneer Communities, Inc., to amend
Chapter 22 Comprehensive Plan; and staff has recommended an amendment to Chapter 26 Mixed
Use Development of the Weld County Code.
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of the
County of Weld, State of Colorado,that the attached Future Land Use Map-Pioneer Communities,
Inc., as authorized by Section 22-1-130 of the Weld County Code, be, and hereby is, incorporated
into and amended to Chapter 22 Comprehensive Plan.
BE IT FURTHER ORDAINED BY THE Board of County Commissioners that Chapter 22
Comprehensive Plan and Chapter 26 Mixed Use Development of the Weld County Code be, and
hereby are, repealed and re-enacted, with amendments, and the various Chapters are revised to
read as follows.
CHAPTER 22
COMPREHENSIVE PLAN
Change throughout Chapter 22, as appropriate - "1-25 Mixed Use Development area" to
"Mixed Use Development areas" with appropriate tense changes "is" to "are", "this" to
"these", "has been"to "have been", etc.
Change throughout Chapter 22, as appropriate- "Mixed Use Developments"to "Mixed Use
Development areas".
Change throughout Chapter 22, specifically Section 22-1-150, as appropriate- "Mixed Use
Development Area Map"or"Mixed Use Development Area Structural Land Use Map 2.1"to
"1-25 Mixed Use Development Area 2.1 Land Use Map".
Amend the following sections:
Sec. 22-1-110. Relationship to planning documents.
2006-0940
PAGE 1 ORD2006-4
A. The Comprehensive Plan identifies specific land use goals and policies which are
intended to provide guidance and direction for existing and future land use. The
basic documents used by the County to carry out the goals and policies of the
Comprehensive Plan as contained in this Chapter are the Intergovernmental
Agreements,Zoning and Subdivision Ordinances, and the Mixed Use Development
Area Plans, and Planned Unit Development Plans, contained in Chapters 19, 23,
24, 26 and 27 of this Code.
B through D - No change.
E. The Mixed Use Development Area Plans, Chapter 26, is the regulatory document
defining regulations and minimum standards for development within—a two
specifically defined geographical regions of the County.
F - No change.
G. The Intergovernmental Agreements, Zoning and Subdivision Ordinances, Mixed
Use Development Area Plans, and Planned Unit Development Plans, Chapters 19,
23, 24, 26 and 27, are intended to implement and carry out the goals and policies
of this Chapter.
Sec. 22-1-150. Comprehensive Plan amendment procedure.
Evaluation of the Comprehensive Plan contained in this Chapter is necessary to provide an
accurate statement of County land use goals and policies based on current data and the needs of
County citizens. Therefore, when changes in the social, physical or economic conditions of the
County occur, it becomes necessary to reevaluate and change land use goals and policies. The
following procedures have been established to amend the Comprehensive Plan. No inclusions or
amendments to the Southeast MUD Area Structural Land Use Map may be made without
previously amending this Section 22-1-150, defining the criteria for such amendment.
No change to remainder of section.
Sec. 22-2-100. Urban growth.
A through E - No change.
F. The Mixed Use Development areas and urban growth nodes are identified areas of
potential urban growth. The Mixed Use Development areas (a specifically defined
geographic area in southwestern Wcld County) and urban growth nodes
(concentrated urban development located along or adjacent to the intersection of
two (2) or more roads in the state highway system, positioned throughout the
County) are intended to provide a foundation to enable the County and its citizens
to make appropriate decisions regarding future development within—a specified
areas. Conservation of natural resources, development of quality communities,
provision for regional services and employment opportunities, and maintaining fiscal
integrity are the key factors driving this type of development plan. The urban
development node is defined as:
No change to remainder of section.
Sec. 22-2-170. Commercial development goals and policies.
2006-0940
PAGE 2 ORD2006-4
A. C.Goal 1. Urban commercial uses will be encouraged when the subject site is
located inside an approved intergovernmental agreement area, urban growth
boundary area,-I-25 Mixed Use Development AREA areas or urban development
nodes,or where adequate services are currently available or reasonably obtainable.
No change to remainder of section.
Sec. 22-2-180. Residential development.
A through F - No change.
G. Planned Unit Development zoned residential developments may include the above-
mentioned R (Residential) Zone Districts or the E (Estate)Zone District, or may be
part of a master planned, Mixed Use Development area. See Section 22-2-210 and
Chapter 27 for further information regarding Planned Unit Development.
H - No change.
Sec. 22-2-210. Planned Unit Development goals and policies.
A- No change.
B. PUD.Goal 2. Conversion of agricultural land to urban residential commercial and
industrial uses will be encouraged when the subject site is located inside of an
approved intergovernmental agreement area, urban growth boundary area, 1 25
Mixed Use Development AREA areas or urban development nodes, or where
adequate services are currently available or reasonably obtainable. This goal is
intended to address conversion of agricultural land to minimize the incompatibilities
that occur between uses in the A(Agricultural)Zone District and other zone districts
that allow urban uses. In addition, this goal is expected to contribute to minimizing
the costs to County taxpayers of providing additional public service in rural areas
for uses that require services on an urban scale.
No change to remainder of section.
Sec. 22-2-220. -1-25 Mixed Use Development areas and urban development nodes.
A. The Mixed Use Development Plan (MUD) areas and urban growth nodes are
intended to provide a foundation to enable the County and its citizens to make
appropriate decisions regarding future development within a specified area.
Conservation of natural resources, development of quality communities, provision
for regional services and employment opportunities, and maintaining fiscal integrity
are the key factors driving this type of development plan. Mixed Use Development
Plan land use principals, such as the 1-25 MUD and urban growth nodes, are based
on five (5) central ideas and include: 1) employment center development; 2)
interconnection of community; 3) consistent land use standards; 4) appropriate
zoning mixture; and 5) a planned transportation network.
B. The land uses delineated in the 1-25 Mixed Use Development Structural Land Use
Map, the most recent copy of which is on file at the Clerk to the Board's office and
the Department of Planning Services, promotes appropriate levels of facilities and
services for the entire Mixed Use Development areas. These components are
2006-0940
PAGE 3 ORD2006-4
defined in Chapter 26, Article II Section 26-2-20.C. of this Code.
C. Today,the MUD areas are at the center of existing and anticipated growth from the
Denver Metro area. These commercial nodes will be important activity centers for
much of the Front Range. Defining and shaping communities within the MUD areas
not only opens the door for more functional regional activity, but will improve the
sense of place for local residents and business owners. The following goals and
policies are intended to result in enhanced community form and structure within the
MUD areas.
Sec. 22-2-230. General MUD Goals and policies.
A. MUD.Goal 1. To plan and to manage growth and to provide for ease of inclusion
in the-l-25 Mixed Use Development areas and urban development nodes so as to
balance relevant fiscal, environmental, aesthetic and economic components of the
area.
1. MUD.Policy 1.1. An 125 Mixed Use Development areas and urban
development node should be established and delineated on the Structural
Land Use Map.
No change to remainder of section.
Move the following from Section 26-1-50.8.1, to become Section 22-2-240, with changes as
noted.
Sec. 22-2-240. I-25 MUD Goals and Policies.
A. I-25.MUD.EGoal 1. Establish a sense of community identity within the 1-25 Mixed
Use Development area by planning and managing residential, commercial,
industrial, environmental, aesthetic and economic components of the area.
1. I-25.MUD.EPolicy 1.1. The MUD areas shall be delineated on the 1-25
MUD Structural Land Use Map, the most recent copy of which is on file at
the Clerk to the Board's office and the Department of Planning Services.
2. I-25.MUD.EPolicy 1.2. Development within the MUD areas shall adhere to
the 1-25 Mixed Use Development Area Structural Land Use Map, the most
recent copy of which is on file at the Clerk to the Board's office and the
Department of Planning Services, to direct future zoning and land use
decisions.
B. I-25.MUD£—.Goal 2. New development shall occur in a manner that assures an
attractive working and living environment.
1. 1-25.MUD.&Policy 2.1. New development shall be encouraged to use
innovative siting and design techniques to cultivate an attractive visual
appearance within the MUD areas and preserve prime visual features such
as the Front Range and the St. Vrain River.
2. I-25.MUD.&Policy 2.2. Landscaping shall be designed to promote attractive
development. Landscaping requirements shall be determined for the
2006-0940
PAGE 4 ORD2006-4
perimeter of the development by reviewing the density of the proposed land
use development. Landscaping shall be designed to protect and preserve
the appearance and character of the surrounding area.
3. I-25.MUD.G-Policy 2.3. Residential development shall be encouraged to
occur in clustered neighborhood units with a variety of densities ranging
from single-family developments of less than one (1) unit per acre to
multi-family developments with much higher densities.
4. I-25.MUD.G Policy 2.4. Adequate pedestrian passageways between and
within developments and neighborhoods shall be encouraged.
5. I-25.MUD.EPolicy 2.5. Sign regulations shall be strictly enforced within the
145 MUD areas as outlined and defined in Section 23-4-70 of this Code, the
MUD Development Standards. Signs shall be compatible with the
surrounding environment, have a low profile and be shared when possible.
6. I-25.MUD.EPolicy 2.6. New development shall be characterized by quality
architectural design. Design features shall include: landscaping plans for
the entire development, efficient on-site traffic circulation plans with a
minimal number of access points to state and county roads, low profile
advertising signs and sensitive facade treatment.
7. I-25.MUD.G-Policy 2.7. New development shall be designed to complement
the natural environment and exhibit a "campus-like" atmosphere.
8. I-25.MUD.&Policy 2.8. Development shall be required to preserve a portion
of the site as common open space as outlined and defined in the MUD
Development Standards.
9. I-25.MUD.EPolicy 2.9. Existing salvage yards and uses with open storage
areas shall be encouraged to visually screen and buffer the storage areas
from adjacent properties zoned R-1, R-2, R-3, R-4, R-5, C-1, C-2 or I-1 in
accordance with Section 23-3-240.C.4 of this Code. New junkyards,
salvage yards, landfills and uses with open storage areas shall be
encouraged to locate in areas where they can be visually screened and can
conform to health and safety regulations.
10. I-25.MUD.EPolicy 2.10. New developments, including major public utility
facilities, shall mitigate adverse visual impacts caused by outside storage,
building scale, disturbed native vegetation and other such activities by
screening and/or buffering.
11. I-25.MUD.aPolicy 2.11. Density in the MUD areas shall be governed by a
Maximum Lot Coverage Standard which correlates buildable lot sizes with
open space allocations.
12. I-25.MUD.EPolicy 2.12. New development designs shall discourage
continuous solid fencing adjacent to streets.
C. I-25.MUD.&Goal 3. Community form and identity shall be encouraged through the
enhancement and preservation of natural resources and features.
2006-0940
PAGE 5 ORD2006-4
1. I-25.MUD.&Policy 3.1. All new development shall comply with Section
22-5-80 of this Code. This includes locations determined to contain
commercial mineral deposits and mineral extraction operations and
reclamation plans.
2. I-25.MUD.ePolicy 3.2. New development shall preserve identified aquifer
recharge areas. Where feasible, drainageways shall be maintained in their
natural state to ensure optimal re-charge.
3. I-25.MUD.ePolicy 3.3. New development shall minimize impacts to air
quality.
4. I-25.MUD.E-Policy 3.4. Fugitive dust shall be controlled by practices
acceptable to the Department of Public Health and Environment and any
other relevant agencies.
5. I-25.MUD.EPolicy 3.5. Disturbed areas shall be revegetated immediately
following construction. In order to minimize wind and soil erosion,temporary
stabilization measures shall be established on all such areas.
6. I-25.MUD.&Policy 3.6. New development shall be encouraged to select
native species for revegetation.
7. I-25.MUD.EPolicy 3.7. State park and recreational areas shall not be
adversely impacted by new development.
D. I-25.MUD.eGoal 4. The coordination of municipal, county, regional and state
growth policies and programs which includes the MUD areas shall be evaluated in
order to minimize discrepancies, promote a better understanding of growth
dynamics in the area, avoid duplication of services and provide economies of scale.
1. I-25.MUD.E-Policy 4.1. New development shall demonstrate compatibility
with existing surrounding land use in terms of general use, building height,
scale, density, traffic, dust and noise.
2. I-25.MUD.EPolicy 4.2. All proposals for development within the MUD
areas, with the exception of those developments specifically called out and
excluded in the MUD Policy Document, shall use the Planned Unit
Development (PUD) application process and regulations. The PUD MUD
process will allow developers flexibility and variety needed to offer a range
of products, services and uses. It will also give the developer an opportunity
to explain the development to surrounding landowners and the County so
that important information concerning land use compatibility and needed
services, facilities or utilities to serve the proposal are determined to be
adequate.
Move the following from Section 26-1-60, to become Section 22-2-250, with changes as
noted.
Sec. 26-1-60 22-2-250. 1-25 MUD public facilities and services goals and policies.
A. Due to the expense and limited available funding, proper and efficient allocation of
2006-0940
PAGE 6 ORD2006-4
public facilities and services is important. Since the adoption of the Home Rule
Charter, rising County expenditures have created substantial public interest in how
to cut cost and increase efficiency of providing public services and facilities.
Revenue to support public services and facilities in unincorporated Weld County is
usually generated by levying property taxes and user fees.
B. The goals and policies in this Section are intended to increase the effective and
efficient delivery of public services and facilities within the 1-25 MUD areas. It is the
intent of these policies and goals to ensure that appropriate public facilities and
services are available for developments in the 1-25 MUD areas.
C. I-25.MUD.P.Goal 1. Provide efficient and cost-effective delivery of adequate public
facilities and services which assure the health, safety and general welfare of the
present and future residents of the area.
1. I-25.MUD.P.Policy 1.1. Consolidation of internal County facilities or services
shall be encouraged to avoid duplication of costs and promote efficiency.
2. I-25.MUD.P.Policy 1.2. Development that requires urban services and
facilities shall be encouraged to locate within a municipality, urban growth
boundary area or an area that can adequately provide infrastructure needs.
3. I-25.MUD.P.Policy 1.3. New development shall avoid adverse impacts to
surface and groundwater quality and shall implement techniques to
conserve such resources. All PUDs within the 1-25 MUD area shall use the
sanitary sewage disposal facilities provided by St Vrain Sanitation District.
All PUD water supply systems shall be provided by a rural water district,
company, association or municipality.
4. I-25.MUD.P.Policy 1.4. Provide for coordination of solid waste collection
services, to include establishment of service standards, approved fee
schedules and recycling requirements.
D. I-25.MUD.P.Goal 2. Provide adequate public safety facilities, such as satellite
stations for police, fire and ambulance and encourage the siting of co-located
facilities and equipment.
1. 1-25.MUD.P.Policy 2.1. Public safety facilities shall be provided to meet
required standards of response times and public safety, maintaining the
same level of service that exists throughout the districts.
2. I-25.MUD.P.Policy 2.2. The County law enforcement agencies shall focus
on interaction with the public. This focus should facilitate a
community-based approach to public safety such as educational programs,
neighborhood watch programs and community involvement programs.
E. I-25.MUD.P.Goal3. Provide land for adequate school facilities conveniently placed
central to residential neighborhoods and available for use provide financial
assistance to ensure the construction and use of the facilities in a timely manner.
1. MUD.f.Policy 3.1. Encourage the siting of schools near or adjacent to
community parks, open spaces and trail systems.
2006-0940
PAGE 7 ORD2006-4
construction for essential community facilities to the fullest extent consistent
with-state-taw and identify any additional costs which will not be mitigated by
the development as proposed.
F. I-25.MUD.P.Goal 4. New development shall provide a mechanism for funding
public facility and service expansion and community facilities based on the demand
created by the development.
1. I-25.MUD.P.Policy 4.1. New development should comply with Section
22-3-10 of this Code. New development that results in excessive public
costs while producing insufficient public revenues should be discouraged
unless such development provides adequate guarantees through planning
and coordination that public facilities and services are effectively installed,
operated and maintained.
2. I-25.MUD.P.Policy 4.2. If it is determined that public facility or service
improvements or maintenance are required for, or caused by, the
development, the developer will be required to pay for the cost of the public
facility and service improvement and maintenance. The methodology for
compensation shall be determined during the land use application review
process. The developer shall submit the following at the PUD sketch plan
phase of the development:
a. Information which accurately identifies all users of the infrastructure
improvements and maintenance;
b. A proposal which equitably distributes the costs of infrastructure
improvements and maintenance by user share; and
c. A proposal that identifies an appropriate time schedule for
infrastructure improvements and maintenance.
This information will be reviewed by the Board of County Commissioners in
determining an equitable means of distributing infrastructure costs among
the County at large, direct users and the developer.
3. I-25.MUD.P.Policy 4.3. All applications shall be referred to the applicable
school district for review and recommendation regarding school district
requirements.
4. I-25.MUD.P.Policy 4.4. Development will be encouraged to pay its
proportional share of the local costs of infrastructure improvements within
the MUD areas. This includes on-going operating and maintenance costs
required to service such development and any associated impacts resulting
from the development.
Move the following from Section 26-1-70, to become Section 22-2-260, with changes as
noted.
Sec. 26 1-7022-2-260. I-25 Transportation and circulation goals and policies.
2006-0940
PAGE 8 ORD2006-4
A. Local residents,commuters,travelers and business owners are dependent on major
transportation corridors to access needed commercial and retail services within the
1-25 MUD areas. The physical aspects of the circulation system in the MUD areas
shall be encouraged to foster travel between residential neighborhoods and the
employment, regional and neighborhood centers. These roadways should also be
planned to reinforce the boundaries of the MUD area and give a sense of
orientation while traveling.
B. The goals and policies in this Section are intended to foster a more efficient
transportation network, provide for the safe and efficient movement of people and
goods, and promote a wide variety of transportation options in the 1-25 MUD areas.
C. l-25.MUD.T.Goal 1. To provide a well-integrated, balanced transportation system
that considers all modes of travel and meets the public need for mobility, comfort
and safety with maximum efficiency and economy within the MUD areas.
1. l-25.MUD.T.Policy 1.1. The County will plan and maintain a transportation
system in the 1-25 MUD areas that unifies and coincides with state and other
county, city and community transportation systems within and surrounding
the 1-25 MUD areas.
2. l-25.MUD.T.Policy 1.2. All new development shall comply with Sections
22-3-60 through 22-3-190 of this Code. Access to properties shall preserve
the existing and future function of roads and highways affected by the
proposed development. All development circulation systems shall be
designated so that they do not disrupt highway travel. Traffic to be
generated by the proposed development must conform to the
recommendations and requirements of the Department of Public Works and
the Colorado Department of Transportation. Dedication and improvements
of roads and frontage roads may be required as conditions of development.
D. l-25.MUD.T.Goal 2. Promote a pedestrian trail system to service transportation and
recreation purposes within the 1-25 MUD areas.
E. l-25.MUD.T.Goal 3. New development within the 1-25 MUD areas shall provide a
mechanism for balancing relevant fiscal and economic components of
transportation systems.
1. l-25.MUD.T.Policy 3.1. Require all PUDs to prepare a traffic impact analysis
as outlined in the MUD Development Standards to determine project plus
cumulative development impacts created by the PUD and determine
appropriate project mitigation.
2. I-25.MUD.T.Policy 3.2. Establish a development fee program to collect a
fair share dollars-per-trip contribution for constructing short- and long-term
circulation improvements.
3. l-25.MUD.T.Policy 3.3. The County will require improvement of roads,
streets or highway facilities when dictated by traffic demand and land
development patterns in the MUD areas.
F. l-25.MUD.T.Goal 4. As development occurs,the feasibility of a public transit system
2006-0940
PAGE 9 ORD2006-4
shall examined in the MUD areas.
Add the following section:
Sec. 22-2-270. Southeast Weld MUD area goals and policies.
The Southeast Weld MUD is intended to be a self-sustaining community with the
characteristics of a historical town pattern similar to communities that developed over time in the
Northern Front Range. The following goals and policies are designed to allow for the efficient,
economical, and logical development of this Mixed Use Development area.
A. SE.MUD.Goal.1. The active agricultural plan is designed to protect and preserve
prime, irrigated agricultural land with a consistent and reliable supply of water. The
objective is to increase water efficiencies that will expand the crop base.
1. SE.MUD.Policy 1.1. New services to the area must be capable of
augmenting water for downstream agriculture.
B. SE.MUD.Goal 2. Minimize incompatibilities between agricultural use and urban use
due to the location of the prime agricultural lands in relation to existing floodplains
and the proposed land use designations adjacent to active agricultural areas.
1. SE.MUD.Policy 2.1. Use existing service providers and metropolitan
districts, both existing and proposed,to provide the services needed to meet
the phased needs of the MUD in a timely manner.
C. SE.MUD.Goal 3. County water, sewer and roads must be reasonably obtainable.
Other services such as police, fire, community-based infrastructure and schools
must also be addressed.
1. SE.MUD.Policy 3.1. Physical connectivity of open space, including visual
access to agricultural land uses,will be provided in a manner consistent with
the goals and objectives discussed in this Section.
D. SE.MUD.Goal 4. Development of the Southeast Weld MUD shall occur in a manner
that assures an attractive working and living environment and establishes a sense
of community identity by planning and managing residential, commercial,
environmental, aesthetic and economic components in coordination with Hudson
and Keenesburg. The growth associated with the Southeast Weld MUD will
promote product and service demands to be met in part by the existing towns of
Hudson and Keenesburg. The addition of housing in the vicinity will enhance the
marketability of the area as an employment center. Appropriate scaled
neighborhood-oriented commercial uses will be encouraged in the MUD, to provide
convenient retail opportunities for neighborhoods.
1. SE.MUD.Policy 4.1. Commercial land uses will be integrated within the
Southeast Weld MUD and consistent with Chapters 23, 26, and 27 of the
Weld County Code.
2. SE.MUD.Policy 4.2. The development of the Southeast Weld MUD must
encourage infill of existing commercial centers and support the growth of
existing business in Keenesburg and Hudson.
2006-0940
PAGE 10 ORD2006-4
3. SE.MUD.Policy 4.3. Road and utility improvements must be provided to
assure appropriate service to existing commercial development in the
existing towns. Residential development within the Southeast Weld MUD
will create the new demands for expanded and new retail and commercial
uses for neighborhood-based services, not only within the MUD, but in the
existing commercial cores of Hudson and Keenesburg.
E. SE.MUD.Goal 6. Development impacts must be minimized by preserving the
natural state of the Box Elder Creek floodplain to the extent practicable and by
promoting the efficient utilization of water resources through clustering
development.
1. SE.MUD.Policy 6.1. Development within the MUD shall be encouraged to
use innovative design techniques to provide an attractive visual appearance
and preserve prime visual features, such as the view preservation of the
Front Range and the Box Elder floodplain. Sense of place and MUD
standards are discussed in Chapter 26.
F. SE.MUD Goal 7. Improvements to the internal transportation network of the MUD
must properly utilize any planned expansions of Weld County Roads 49 and 22.
G. SE.MUD.Goal 8. The MUD shall be cohesive, identifiable, and diverse while
retaining the current agrarian character for residents in the area. The history of the
area should be considered, as well as the style and character of existing, nearby
developments. Over 50 percent of the Southeast Weld MUD area must be open
space consisting of passive, public use parks and agricultural preservation areas.
With the large setbacks between agricultural land use and other urban uses in place
due to the floodplain, the MUD must ensure compatibility between uses.
1. SE.MUD.Policy 8.1. The residential elements within the MUD shall be
designed and managed to concentrate specific areas or clusters to ensure
diversity and affordability.
H. SE.MUD.Goal 9. Good design and community covenants shall control the
appearance of the development.
1. SE.MUD.Policy 9.1. A central water system will provide water service to the
residents and businesses through a proposed metropolitan district. The
system will be a community water system approved by the Colorado
Department of Public Health and Environment, and must be operated in
accordance with the Colorado Primary Drinking Water Regulations to assure
the safety of the public drinking water supply.
2. SE.MUD.Policy 9.2. New development shall preserve identified aquifer
re-charge areas.
3. SE.MUD.Policy 9.3. Where feasible, drainage ways shall be maintained in
their natural state to ensure natural re-charge.
Add the following section (This entire section duplicates Section 22-2-250, which was
moved from Section 26-1-60; therefore, the name change of 1-25 MUD and Southeast Weld
MUD is not highlighted. Any changes initially made in Section 22-2-250 are also not
2006-0940
PAGE 11 ORD2006-4
highlighted;so the only highlighted changes are differences between Section 22-2-250 and
22-2-280:
Sec. 22-2-280. Southeast Weld MUD public facilities and services goals and policies.
A. Due to the expense and limited available funding, proper and efficient allocation of
public facilities and services is important. Since the adoption of the Home Rule
Charter, rising County expenditures have created substantial public interest in how
to cut cost and increase efficiency of providing public services and facilities.
Revenue to support public services and facilities in unincorporated Weld County is
usually generated by levying property taxes and user fees.
B. The goals and policies in this Section are intended to increase the effective and
efficient delivery of public services and facilities within the Southeast Weld MUD
areas. It is the intent of these policies and goals to ensure that appropriate public
facilities and services are available for developments in the Southeast Weld MUD
areas.
C. SE.MUD.P.Goal 1. Provide efficient and cost-effective delivery of adequate public
facilities and services which assure the health, safety and general welfare of the
present and future residents of the area.
1. SE.MUD.P.Policy 1.1. Consolidation of internal County facilities or services
shall be encouraged to avoid duplication of costs and promote efficiency.
2. SE.MUD.P.Policy 1.2. Development that requires urban services and
facilities shall be encouraged to locate within a municipality, municipalities,
urban growth boundary areas, or-en areas that can adequately piw,,;Je
infrastructure needs. Subject to Intergovernmental Agreements with Weld
County.
3. SE.MUD.P.Policy 1.3. New development shall avoid adverse impacts to
surface and groundwater quality and shall implement techniques to
conserve such resources. All r UDs within the 1-25 MUD area shall use the
sanitary-sewage disposal facilities provided by St Vrain Sanitation District.
All PUD water supply systems shall be provided by a rural water district,
company, association or municipality.
4. SE.MUD.P.Policy 1.4. Provide for coordination of solid waste collection
services, to include establishment of service standards, approved fee
schedules and recycling requirements.
D. SE.MUD.P.Goal 2. Provide adequate public safety facilities, such as satellite
stations for police, fire and ambulance and encourage the siting of co-located
facilities and equipment.
1. SE.MUD.P.Policy 2.1. Public safety facilities shall be provided to meet
required standards of response times and public safety, maintaining the
same level of service that exists throughout the districts.
2. SE.MUD.P.Policy2.2. The County law enforcement agencies shall focus on
2006-0940
PAGE 12 ORD2006-4
interaction with the public. This focus should facilitate a community-based
approach to public safety such as educational programs, neighborhood
watch programs and community involvement programs.
E. SE.MUD.P.Goal 3. Provide land for adequate school facilities conveniently placed
central to residential neighborhoods and provide financial assistance to ensure the
construction and use of the facilities in a timely manner.
F. SE.MUD.P.Goal 4. New development shall provide a mechanism for funding public
facility and service expansion and community facilities based on the demand
created by the development.
1. SE.MUD.P.Policy 4.1. New development should comply with Section
22-3-10 Chapter 22, Article Ill of this Code. New development that results
in excessive public costs while producing insufficient public revenues should
be discouraged unless such development provides adequate guarantees
through planning and coordination that public facilities and services are
effectively installed, operated and maintained.
2. SE.MUD.P.Policy 4.2. If it is determined that public facility or service
improvements or maintenance are required for, or caused by, the
development, the developer will be required to pay for the cost of the public
facility and service improvement and maintenance. The methodology for
compensation shall be determined during the land use application review
process. The developer shall submit the following at the PUD sketch plan
phase of the development:
a. Information which accurately identifies all users of the infrastructure
improvements and maintenance;
b. A proposal which equitably distributes the costs of infrastructure
improvements and maintenance by user share; and
c. A proposal that identifies an appropriate time schedule for
infrastructure improvements and maintenance.
This information will be reviewed by the Board of County Commissioners in
determining an equitable means of distributing infrastructure costs among
the County at large, direct users and the developer.
3. SE.MUD.P.Policy 4.3. All applications shall be referred to the applicable
school district for review and recommendation regarding school district
requirements.
4. SE.MUD.P.Policy 4.4. Development will be encouraged to pay its
proportional share of the local costs of infrastructure improvements within
the MUD areas. This includes on-going operating and maintenance costs
required to service such development and any associated impacts resulting
from the development.
G. SE.MUD.P.Goal 5. The siting of schools will occur near, or adjacent to, community
2006-0940
PAGE 13 ORD2006-4
parks, open spaces and trail systems.
Add the following section (This entire section duplicates Section 22-2-260, which was
moved from Section 26-1-70; therefore, the name change of 1-25 MUD and Southeast Weld
MUD is not highlighted. Any changes initially made in Section 22-2-260 are also not
highlighted;so the only highlighted changes are differences between Section 22-2-260 and
22-2-290:
Sec. 22-2-260. Southeast Weld MUD Transportation and circulation goals and policies.
A. Local residents,commuters,travelers and business owners are dependent on major
transportation corridors to access needed commercial and retail services within the
1-25 MUD areas. The physical aspects of the circulation system in the MUD areas
shall be encouraged to foster travel between residential neighborhoods and the
employment, regional and neighborhood centers. These roadways should also be
planned to reinforce the boundaries of the MUD area and give a sense of
orientation while traveling.
B. The goals and policies in this Section are intended to foster a more efficient
transportation network, provide for the safe and efficient movement of people and
goods, and promote a wide variety of transportation options in the Southeast Weld
MUD areas.
C. SE.MUD.T.Goal 1. To provide a well-integrated, balanced transportation system
that considers all modes of travel and meets the public need for mobility, comfort
and safety with maximum efficiency and economy within the MUD areas.
1. SE.MUD.T.Policy 1.1. The County will plan and maintain a transportation
system in the-I-25 MUD areas that unifies and coincides with state and other
county, city and community transportation systems within and surrounding
they-25 MUD areas.
2. SE.MUD.T.Policy 1.2. All new development shall comply with Sections
22 3 GO through 22 3 100 of this Codc. Access to properties shall preserve
the existing and future function of roads and highways affected by the
proposed development. All development circulation systems shall be
designated so that they do not disrupt highway travel. Traffic to be
generated by the pruposIU any development must conform to the
recommendations and requirements of the Department of Public Works and
the Colorado Department of Transportation. Dedication and improvements
of roads and frontage roads may be required as conditions of development.
D. SE.MUD.T.Goal 2. Promote a pedestrian trail system to service transportation and
recreation purposes within the I25 MUD areas.
E. SE.MUD.T.Goal 3. New development within the-I-25 MUD areas shall provide a
mechanism for balancing relevant fiscal and economic components of
transportation systems.
1. SE.MUD.T.Policy 3.1. Require all PUDs to prepare a traffic impact analysis
as outlined in the MUD Development Standards to determine project plus
cumulative development impacts created by the PUD and determine
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PAGE 14 ORD2006-4
appropriate project mitigation.
2. SE.MUD.T.Policy 3.2. Establish a development fee program to collect a fair
share dollars-per-trip contribution for constructing short- and long-term
circulation improvements.
3. SE.MUD.T.Policy 3.3. The County will require improvement of roads,
streets or highway facilities when dictated by traffic demand and land
development patterns in the MUD areas.
F. SE.MUD.T.Goal 4. As development occurs, the feasibility of a public transit system
shall be examined in the MUD areas. Options and reservations for transit facilities
and land shall be maintained.
G. SE.MUD.T.Goal 5. Coordination and consolidation of public safety facilities shall
be provided to meet required standards of response times and public safety,
maintaining or exceeding the level of service that exists throughout the districts.
H. SE.MUD.T.Goal 6. Uses within the Southeast Weld MUD must recognize the
current Weld County Regulations regarding spacing of buildings to oil and gas
production facilities. Adherence to this regulation assures compliance with this goal
in that it will reduce the conflict between the mineral estate and surface estate.
SE.MUD.T.Goal 7. Development shall work with Weld County Public Works to
ensure that the appropriate infrastructure is in place to accommodate traffic impacts
as development occurs.
Sec. 22-3-50. Public facility and service goals and policies.
A through B.4 - No change.
B.5. P.Policy 2.5. Provide a mechanism for funding public facilities,
accommodating service expansion, and community amenities based on the
demand created by t he development. Metropolitan district(s) may be
formed to address and assess needs based on the development of the
MUD.
Sec. 22-3-130. Rail transportation.
A through C - No change.
D. A-pPotential for conflict exists between railroad lines and other land uses within
urban growth boundaries and the-1-25 Mixed Use Development areas. Municipal
type uses and services are planned for both of these areas which will increase auto
and pedestrian traffic and the number of noise-sensitive uses. Potential conflicts
could be avoided by signalizing or separating crossing points for trains from other
vehicular and pedestrian traffic, and separating noise-sensitive uses by distance or
utilizing noise abatement techniques.
No change to remainder of Section.
Sec. 22-4-30. Water goals and policies.
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PAGE 15 ORD2006-4
A. MUD.WA.Goal 1. County residents are encouraged to conserve water.
1. MUD.WA.Policy 1.1. Landscaping using low water use plants and water
conservation techniques are encouraged.
2. MUD.WA.Policy 1.2. Application for new development should include
provisions for adequately handling drainage and for controlling surface
erosion or sedimentation within the site itself.
3. MUD.WA.Policy 1.3. Applications for new development should consider
dual water systems that incorporate separate potable and nonpotable water.
B. MUD.WA.Goal 2. The County will strive to maintain Federal Drinking Water
Standards in aquifers which provide drinking water for domestic and public use.
1. MUD.WA.Policy 2.1. As conditions warrant, applicants proposing
unsewered divisions of land or development shall evaluate the impacts on
groundwater quality.
2. MUD.WA.Policy 2.2. Applications for new development shall consider the
installation and maintenance of managed and advance treatment septic
systems to prevent potential groundwater pollution.
3. MUD.WA.Policy 2.3. Whenever feasible, the County encourages the
incorporation of community sewerage.
C. MUD.WA.Goal 3. The County will strive to maintain and protect water supply
conveyances adequate to sustain agricultural land.
1. MUD.WA.Policy 3.1. The County will acknowledge water rights as private.
2. MUD.WA.Policy 3.2. The County will favor applications that return water to
abandoned agricultural land for productive agricultural use.
D. MUD.WA.Goal 4. The County will strive to maintain the quality of all water bodies
as outlined in the State and Federal Water Quality Standards.
1. MUD.WA.Policy 4.1. Stormwater collection and treatment should be
considered for all development. The developer will be required to employ
best management practices in the design of all stormwater facilities.
2. MUD.WA.Policy 4.2. Irrigation ditches shall not be used as outfall points,
unless it is shown to be without reasonable hazard and/or the ditch company
provides written acceptance of the stormwater.
3. MUD.WA.Policy 4.3. The developer shall incorporate all Floodplain
Management programs and the Master Drainage Plan into the new
development plans. The County adopted the South Weld 1-25 Corridor
Master Drainage Plan in November of 1999 and all stormwater designs
within the Tri-Town and Godding drainage basins shall meet the technical
criteria of this report.
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PAGE 16 ORD2006-4
4. MUD.WA.Policy 4.4. The County encourages an overall watershed
approach to water quality management issues.
5. MUD.WA.Policy 4.5. Animal feeding and dairy operations shall comply with
all applicable County, state and federal rules and regulations.
6. MUD.WA.Policy 4.6. New development shall preserve identified aquifer re-
charge areas.
7. MUD.WA.Policy 4.7. Where feasible, drainage ways shall be mainteained
in their natural state to ensure natural re-charge.
E. MUD.WA.Goal 5. Development will occur in areas where adequate water quantity
and quality is currently available or reasonably obtainable.
1. MUD.WA.Policy 5.1. Policy applications for proposed development will
assess currently available or reasonably obtainable water quantity and
quality.
CHAPTER 26
MIXED USE DEVELOPMENT
Change throughout Chapter 26 - Change all references to maps to indicate whether "1-25
Mixed Use Development Area Structural Land Use Map" or "Southeast Weld Mixed Use
Development Area Structural Land Use Map".
Change throughout Chapter 26 -All references to the Mixed Use Development area should
be changed to plural, the Mixed Use Development Areas. (In the text below, this change is
not highlighted.)
ARTICLE I
Mixed Use Development Areas
Sec. 26-1-10. General.
A. The Mixed Use Development areas (MUD areas) provide unique and challenging
opportunities for the establishment of an on-going planning process in areas which
are experiencing increased growth and development. The presence of an interstate
and state highway system and the external growth pressures from the Longmont
Metropolitan Area and the 1-76 Corridor have added to the interest in la nd
development and population growth within these areas. The intent of this Chapter
is to guide and implement planned land use changes in the MUD areas, particularly
the conversion of rural lands to more intensive urban-type land uses. The
regulations found in this Chapter are intended to be implemented by the land use
and development policies in the Comprehensive Plan, Zoning Ordinance,
Subdivision Ordinance and Planned Unit Development Ordinance, contained in
Chapters 22, 23, 24 and 27, respectively, of this Code.
B. A list of common acronyms and abbreviations utilized in this Chapter is contained
in Appendix 26-A to this Chapter.
Sec. 26-1-20. Planning area boundaries.
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PAGE 17 ORD2006-4
A. There are two planned areas for mixed use activities defined within unincorporated
Weld County. One area is located along the 1-25 corridor while the other can be
found in close proximity to the 1-76 corridor in Southeast Weld County.
B. The 1-25 MUD area covers approximately fifteen thousand (15,000) acres with
approximate boundaries at Weld County Road 1 on the west, Weld County Road
15 on the east, Weld County Road 32 on the north and Weld County Road 20 on
the south. The planning area boundaries are shown on the 1-25 Mixed Use
Development Area Structural Land Use Map and the Southeast Weld Mixed Use
Development Area Structural Land Use Map, the most recent copies of which are
on file at the Clerk to the Board's office and the Department of Planning Services.
C. The Southeast Weld MUD area is located in southern Weld County along the
transportation corridors of Weld County Roads 49 (WCR 49), and Weld County
Road 22 (WCR 22), and is situated to participate in Weld County's future share of
commercial, industrial and residential growth. The area is in close proximity to
major regional economic generators such as Denver International Airport and the
metropolitan areas of greater Denver and Greeley. The existing transportation links
of 1-76 and its existing interchanges, and the County's commitment to Weld County
Road 49 to serve as the County's only continuous north-south highway from
Greeley to the south, east of Interstate 25,alf support the need to identify this area
as an urban corridor. The planning area boundaries are shown on the Southeast
Weld Mixed Use Development Area Structural Land Use Map,the most recent copy
of which is on file at the Clerk to the Board's office and the Department of Planning
Services.
Sec. 26-1-30. Amendment procedure.
Individuals may submit a proposal to amend the MUD Structural Plans in accordance with
the procedures set forth in Section 22-1-150 of this Code. Any applicant submitting a proposal to
amend the 1-25 or Southeast Weld Mixed Use Development Structural Land Use Maps shall also
submit a deed or legal instrument to the Department of Planning Services identifying their interest
in the property.
Sec. 26-1-40. Existing services.
The MUD areas are intended to be areas which will accommodate development that may
occur as a result of the planned infrastructure and services existing and developing. The tables
at Appendix 26-B and Appendix 26-C to this Chapter display the existing service providers in the
MUD areas.
Sec. 26-1-50. PUD Districts in MUD areas. (Moved from 26-2-60)
A. Intent. The PUD provisions shall be applied to all proposals for commercial,
industrial and residential developments Owithin the MUD areas, with the exception
of those developments specifically called out and excluded in this policy document
Code. All PUD Districts in the MUD areas shall adhere to the procedures and
requirements outlined in Chapter 27 of this Code.
B. Exemptions from the PUD District Provisions.
1. The following uses are exempt from utilizing the PUD process within the
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MUD areas and will require a Use by Special Review (USR) application:
a. Sand and gravel mining operations.
b. Home businesses as defined in Chapter 23 of this Code.
c. Agricultural service establishments primarily engaged in performing
agricultural, animal husbandry or horticultural services on a fee or
contract basis, including such uses as outlined in Section 23-3-40.6
of this Code.
d. Those uses which were legally created prior to the PUD requirement
and located on a single legally created lot.
2. The following land use applications are exempt from utilizing the PUD
process in the A (Agricultural) Zone District within the MUD areas:
a. Recorded exemption in the A (Agricultural) Zone District.
b. Subdivision exemptions.
c. Amendments to recorded exemptions and subdivision exemptions.
d. Zoning permits for mobile homes.
e. Zoning permits for accessory dwellings.
f. Manufactured home zoning permits.
g. Certificate of compliance.
h. Flood hazard and geologic hazard development permits.
Sec. 26-1-60. General. (Moved from 26-2-10)
A. Recent activity in the MUD areas has accelerated and reinforced the need for
long-term approaches to planning. This increase in development has resulted in the
creation of development standards to regulate these areas. These development
standards shall apply to all structures and land within the MUD areas as shown on
the 1-25 Mixed Use Development Area Structural Land Use and the Southeast
Weld Mixed Use Development Area Structural Land Use, the most recent copies of
which are on file at the Clerk to the Board's office and the Department of Planning
Services. These regulations provide development standards to implement the goals
and policies in the Mixed Use Development Section of Chapter 22 of this Code.
Sec. 26-1-70. Intent. (Moved from 26-2-20)
A. The intent of these regulations is to ensure the compatibility of various land uses,
buildings or structures within the MUD areas. These regulations are intended to
allow flexibility and encourage creativity in development of the areas in regard to
density, height of structures, setbacks and common open space. The development
standards found in this plan are the minimal development standards allowed in the
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MUD areas.
ARTICLE II
I-25 MUD
Sec 26-2-10. Development Standards. (Moved from 26-2-20.B)
A. In the 1-25 MUD, land use designations are grouped into five (5)structural land use
categories. These categories are conceptual designations and shall not be
interpreted or construed to give rise to any vested rights in the continuation of any
particular use, district, zoning classification or any permissible activities therein.
B. Structural land use categories:
1. Employment centers.
2. Regional commercial.
3. Neighborhood centers.
4. Residential neighborhoods.
5. Limiting site factors.
C. Each structural category consists of distinct and unique qualities and is established
as a matter of policy to guide and implement planned land use development. These
categories are further defined in Section 26-2-20 below and are delineated on the
1-25 Mixed Use Development Structural Land Use Map, the most recent copy of
which is on file at the Clerk to the Board's office and the Department of Planning
Services. The correlation of the categories to generalized zone districts as defined
in Chapter 23 of this Code are outlined in the table at Appendix 26-C to this
Chapter. In all cases, Chapters 23, 24 and 27 should be consulted for clarification
of specific requirements.
Sec. 26-2-20. I-25 MUD Structural land use categories. (Moved from 26-2-30)
A. Employment Centers.
1. The structural land use plan provides a unique opportunity to create major
centers of new employment in the MUD areas, which employment centers
are linked and orientated toward the network of regional and national
roadways serving the area. Employment centers are orientated around
major roadways to allow for goods and services to the traveling public.
These centers may also accommodate high-intensity industrial uses which
create minimal negative visual impacts.
2. Employment centers characteristically have high transportation impacts and
environmental concerns such as noise, dust and pollution. Even with the
associated impacts,these centers are intended to provide pleasant and safe
environments for employees and visitors through planning and design
standards. Outdoor eating and seating areas, pedestrian routes within
parking lots and other pedestrian amenities should be provided for
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employees and visitors. Employment centers include, but are not limited to,
the following activities and services in higher density commercial and
industrial zone districts:
a. Hotels and motels.
b. Restaurants, including drive-in restaurants.
c. Utility service facilities.
d. Police and fire stations.
e. Any use of a research, repairing, manufacturing, fabricating,
processing, assembling or storage nature, as long as the use is
conducted entirely within enclosed buildings.
B. Regional Commercial Centers. Regional commercial centers are intended to
provide safe, efficient areas offering convenience goods and services to residents
of surrounding neighborhoods. These centers include commercial and industrial
activities which are medium-intensity levels and have few environmental and
service-related impacts. Activities in these centers may include the following:
1. Retail shops.
2. Civic uses such as libraries, community centers and churches.
3. Service businesses such as offices.
4. Public facilities and utility service facilities.
5. Restaurants.
6. Retail and wholesale establishments.
7. Light manufacturing and research facilities.
C. Neighborhood Centers. Neighborhood centers are established to provide
convenience goods and services primarily for the residents of a specific
neighborhood. These centers should be accessible via sidewalks, trails or
greenways, creating identity for individual neighborhoods. Neighborhood centers
characteristically have few environmental impacts and rely more upon
service-related provisions, such as law enforcement and fire protection. New
development within these centers shall, therefore, mitigate the impacts associated
with its use. Neighborhood centers include, but are not limited to, the following
activities and services:
1. Small parks.
2. Civic uses, such as places of worship, libraries and community centers.
3. Public facilities, such as schools.
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4. Service businesses, such as smaller offices.
5. Residential mix.
D. Residential.
1. Residential districts within this MUD area are encouraged to be cohesive,
identifiable and diverse, while retaining the current agrarian lifestyle of
residents in the area. The County encourages comprehensive and
coordinated neighborhood design efforts in developments, especially with
regard to circulation provisions, conservation of natural features and
relationship to established neighborhood centers. The County also
encourages diversity of housing types, including owner-occupied and rental
housing, which serve all economic segments of the population and match
local incomes and age groups. Higher residential densities shall be situated
within close proximity to the designated neighborhood centers. Each
neighborhood shall have an interconnected network of local streets that
provide direct connections to local destinations.
2. The successful design and development of residential neighborhoods within
this MUD area is essential for it to function efficiently and provide a sense
of place and community identity. Developments are encouraged to
incorporate design features which enhance the quality of the neighborhood
and promote safety for its residents. An example of various design
considerations for subdivisions is illustrated-at in Appendix 26-D to this
CI rapt...
E. Limiting Site Factors.
1. Areas comprised of limiting site factors contain certain physical elements
that obstruct, or are hazardous to, certain types of development. These
physical elements include floodplain, critical wildlife habitat areas, aquifer
recharge, riparian areas, topographical constraints and other similar
inhibiting elements. Although these sites contain factors which limit certain
types of development, these areas are nevertheless usable for agricultural
production, recreational activities and parks, or other functions that cannot
damage or be damaged by the constraining site factors. These areas can
also enhance the character of this MUD area by providing corridors for trails
and wildlife,and for the protection of natural resources, riparian habitats and
natural features essential to the identity of this MUD area.
2. Land designated as having limiting site factors on the 1-25 Mixed Use
Development Area Structural Land Use Map,the most recent copy of which
is on file at the Clerk to the Board's office and the Department of Planning
Services, are primarily defined by the one-hundred-year floodplain (as
defined by FEMA Flood Insurance Rate Maps), which comprises
approximately four thousand five hundred (4,500) acres, or thirty-eight
percent (38%) of the total designated area in this MUD area. Sites shown
with limiting factors also incorporate other important natural features as well,
including wildlife habitat, mature riparian areas, primary drainageways, and
sand and gravel resources. Therefore, additional land containing limiting
site factors is shown along irrigation canals and ditches and adjacent to
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lakes. To the maximum extent practical, development within areas having
limiting site factors shall be located to preserve the natural features of the
site, to avoid areas of environmental sensitivity and to minimize negative
impacts and alteration of natural features.
Sec. 26-2-30. Common open space regulations. (Moved from 26-2-40)
A. All Planned Unit Developments (PUDs) within the 1-25 MUD area shall preserve a
portion of the site as common open space. Common open space is defined as any
usable parcel of land or water essentially unimproved and set aside, dedicated,
designated or reserved for public or private use or enjoyment, or for the use and
enjoyment of owners or occupants of land adjoining or neighboring such an area.
Common open space includes landscape areas that are not occupied by buildings
or uses, such as storage or services areas, private courtyards, parking lots and
islands. In all PUD districts except for those containing residential uses, common
open space may include landscape setbacks adjacent to roadways, where the
setbacks are not utilized as parking or storage areas. Common open space is not
to be included in the calculation of the maximum coverage per lot. The minimum
percentages of land in each development devoted to common open space is listed
in Appendix 26-E to this Chapter. Department of Planning Services' staff reserves
the ability to evaluate development design proposals with less common open space
than listed in Appendix 26-E. The sStaff will determine if the proposed common
open space meets the intent of the requirements in this Chapter.
B. Common open space shall be delineated in the sketch plan phase of the PUD
process. See the example-at in Appendix 26-F. In areas preserved as common
open space, a detailed description of the types of grass and landscaping which will
be utilized and the maintenance schedule for such landscaping shall be submitted
to the Department of Planning Services.
C. Cash-in-lieu of Common Open Space Regulation. In lieu of the preservation of land
for on-site common open space, and subject to the discretion of the Board of
County Commissioners, the applicant may utilize the cash-in-lieu of common open
space option outlined in Section 27-6-80.B.8 with terms defined in Chapter 27,
Article II of this Code. This option shall be outlined in the sketch plan application
to the Department of Planning Services.
Sec. 26-2-40. Maximum lot coverage regulations. (Moved from 26-2-50)
All land use applications in the 1-25 MUD area shall adhere to the regulations governing the
maximum percentage of lot coverage. The maximum lot coverage is defined as the maximum
percent of the total area of a lot in a zone district that shall be covered by any structure. Land shall
not be deemed covered if it is used for growing grass, shrubs,trees, plants or flowers; it is covered
by decorative gravels or wood chips; or-if it is otherwise suitably landscaped. The percentage of
coverage on a lot shall not include the area of the lot or development designated as common open
space as outlined in Appendix 26-E. The percentages outlined in Table 26.1 and Table 26.2 below
shall be deemed the maximum lot coverage for each zone district within the MUD areas.
Table 26.1
Maximum Lot Coverage in the 1-25 MUD Area
Percent of
Zone District within the Maximum Lot
PUD District Coverage
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C-1,C-2,C-3, C-4, I-1, 1-2, 1-3 85%
R-1, Estate,A* 50%
R-2, R-3, R-4, R-5 60%
*Agricultural zone districts in platted areas.
Sec. 26-2-50. Landscaping regulations. (Moved from 26-2-70)
A. Intent. Landscaping is extremely important for ensuring the quality of development
in the 1-25 MUD areas. Trees, shrubs and other plantings add greatly to the
aesthetic appeal while controlling erosion, reducing glare, lowering temperatures,
buffering sounds and blocking or diverting wind. As no single landscaping plan can
be prescribed for all developments due to differing land features,topology and soils,
the County allows flexibility and encourages creativity in landscape designs.
Landscaping must be sensitive to the characteristics and maintenance requirements
of the planting selected. Species must be chosen that are hardy for the climate and
soil conditions in the MUD areas, that can tolerate traffic, that are resistant to
disease and insects, and whose maintenance needs can be metwhich can be
maintained. The following landscaping standards set minimum requirements for all
developments within the MUD areas.
B. Design Criteria.
1. Landscapes shall utilize the following principles for maximum use of water:
a. Well-planned and approved planting schemes.
b. Appropriate selection of drought-tolerant turf species to minimize
water needs and the use of water-hungry species of turf.
c. Mulch to reduce evaporation
d. Zone plant groupings according to their its microclimatic needs and
water requirements
e. Improvement of the soil with organic matter, if needed
f. Efficient irrigation design
g. Proper maintenance and irrigation scheduling.
2. Landscapes shall consist of a variety of species. A partial list of plant
materials that are native or adapted to Colorado's Front Range is included
in Appendix 26-G. Plant materials that are discouraged within this area
include:
a. Cotton-bearing cottonwoods (Populus).
b. Siberian and Chinese elm (Ulmus).
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c. Tree of Heaven (Allianthus).
d. Russian olive (Eleagnus angustifolia).
e. Purple loosestrife (Lythrum salicaria).
f. All plants identified as noxious plants in Chapter 15 of the Weld
County Code.
3. Buildings and parking areas shall be located to preserve and promote the
health of existing trees. The applicant shall be responsible for locating and
preserving, where feasible, all individual trees of four-inch caliper in size or
larger, and massed groups of small trees. Before construction,the following
precautions shall be taken to preserve quality trees:
a. The applicant shall submit to the Department of Planning Services,
a detailed Landscape Plan delineating the existing and proposed
trees, shrubs, ground covers, natural features such as rock
outcroppings and other landscaping elements. The Plan shall show
where landscaping exists or will be located, along with planting and
construction details. Where existing plantings are to be retained,the
applicant shall include in the plans proposed methods of protecting
the plantings during construction.
b. The applicant shall demonstrate to the Department of Planning
Services that the maximum possible landscaping was preserved or
relocated through the development process.
c. Heavy equipment shall be kept at least five (5) feet from tree drip
lines to prevent tree roots from being damaged.
4. Whenever the use of the property to be developed or redeveloped will
conflict with the use of adjoining property, there shall be an opaque planted
screen between the two (2) properties. The screen shall moderate the
impact of noise, light, aesthetic concerns and traffic.
5. All landscapesing shall strive to maximize the use of native species. Where
native material is not appropriate for the intended use or appearance, plant
species that are regionally adapted and noninvasive shall be used.
6. Fescue, brome/fescue or other turf types shall be used in lieu of bluegrass
where heavy foot traffic is not anticipated. Seeding versus sodding of all turf
types is preferred when the growing season allows for adequate germination
and establishment of the turf to sufficiently control erosion.
7. Landscaped areas shall be configured to maximize-their interconnectivity
within the site, to natural areas and-to landscaped areas within existing or
future adjacent development. Small isolated islands of landscaping, except
as required in parking lots and for screening along roadways, shall be
avoided. Open space shall be provided where significant natural features
exist.
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C. Landscaping Requirements for Parking Lots.
1. At least ten percent (10%) of the area of a parking lot must be landscaped
if the lot contains ten (10) or more spaces. Theis requirement may be
counted toward the maximum lot coverage requirement of each zone
district. At least seventy-five percent(75%) of the required landscape area
shall include living plant material.
2. Berming and shrub or tree planting shall be used to screen parking lots from
view of the roadway. Berms can vary in height, depending on location and
proximity of existing trees. Berms shall have smooth transitions from the top
of the curb to the setback line so as to not create snow traps, with
allowances made for placement of the sidewalk. Grading of berms shall not
be lumpy or abrupt. See Appendix 26-H to this Chapter.
3. Landscaping techniques shall be used to alleviate the harsh visual
appearance that accompanies parking lots. See Appendix 26-I to thia
Chaple,. At least seventy-five percent (75%) of the length of the frontage
of the parking lot must be effectively screened.
4. A minimum of five percent (5%) of the parking area shall be landscaped
exclusive of setback areas. Trees planted in parking areas should be either
in bays or planting islands of at least five feet by five feet (5' X 5'). Trees
should be distributed throughout the parking area; however, they shall be
placed so that they do not obstruct visibility for cars and pedestrians.
Generally, every tenth parking space should be delineated with a planting
island in addition to the five percent (5%). See Appendix 26-J to this
Chapter.
5. Loading, service or storage areas must be screened with an opaque screen
that is an integral part of the building architecture. Chain link fencing with
slats, fabric or pallets are not an acceptable screening material. Plant
material shall be used to soften the appearance of the screen.
D. Landscaping Requirements along Roadway Corridors.
1. Intent. The major roadway corridors within this MUD area are 1-25, State
Highway 119, State Highway 66-and, Weld County Road 1 and all strategic
roads as delineated by the Weld County Strategic Roadways, dal0J
December 2004. These roadways play an important role in the function and
image of the MUD areas. The following design standards relate to the visual
quality of these four (4) roadways. As the MUD areas develop, additional
roadways may require similar consideration as these existing major roadway
corridors. This determination will be made by the Department of Public
Works and the Colorado Department of Transportation. All roadways that
are not considered major roadway corridors are considered secondary
roadways.
2. Design Criteria.
a. Plantings along road rights-of-way shall be integrated with the rest
of the site.
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b. That portion of a lot in any zone district which abuts a public or
private road right-of-way shall be landscaped with a minimum
two-and-one-half-inch (2-1/2") caliper shade tree or six-foot (6')
minimum height coniferous tree at a distance of ten (10) feet,
measured at a right angle from the lot line towards the interior of the
lot, for every forty (40) linear feet of street frontage. Trees may be
grouped with a maximum distance of one hundred feet (100')
between trees or groupings, with exceptions made at entrance
drives.
c. A minimum landscape setback along 1-25, State Highway 119 and
all strategic roads and their subsequent frontage roads, shall be fifty
feet(50') measured from the existing or planned future right-of-way.
d. Along 1-25, State Highways 119 and 66, Weld County Road 1, and
all strategic roads, tree planting distances shall be clustered or
grouped from the roadway to avoid a straight line of trees. The
effectiveness of the screening shall be increased by planting trees
and shrubs in layered beds (two or more rows of plant material
rather than a single row). A mix of coniferous and deciduous trees
and shrubs shall be planted in clusters or groupings.
e. Applicants adjacent to 1-25 and/or State Highway 119 shall construct
a berm along 125 and/or CI 1110 the highway with maximum 5:1
side slopes to a height sufficient to screen ground plane
development (parking lots, storage areas or other similar site
elements) as far as one hundred eighty (180) feet from the
right-of-way line (fifty feet of landscape setback plus one hundred
thirty feet of site development). The maximum height berm required
shall be six(6)feet above the existing elevation in the location of the
berm. If needed, additional height beyond that which can be
achieved with a six-foot-high berm shall be achieved through dense
landscape plantings. Plantings on top of berms shall be designed
so as to not create snow traps. A berm may not be required if the
subject property is elevated above the roadway and it can be
demonstrated that views into the site will not be possible for a
distance of one hundred eighty (180) feet. Required landscaping
and screening within the landscape setback and other portions of the
property shall be governed by the landscape standards contained
within this Chapter and any other more restrictive requirements
contained in Chapters 23 and 24 of this Code.
f. There shall be a minimum twenty-five-foot-wide landscape setback
along State Highway 66, Weld County Road 1, and all strategic
roads, measured from the existing or planned future right-of-way.
g. There shall be a minimum twenty-foot-wide(20') landscape setback
measured from the existing or planned future right-of-way to any
parking lot, fencing, storage area or structure. Required
landscaping and screening within the landscape setback and other
portions of the property shall be governed by the landscape
standards contained within this Chapter and any other more
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restrictive requirements contained in Chapters 23 and 24 of this
Code.
h. Appendices 26-M through 26-P to this CI,aptc, illustrate the
proposed character, berming and landscape setbacks for the 1-25
and State Highway 119 corridors.
Sec. 26-2-60. Transportation and circulation regulations. (Moved from 26-2-80)
A. Intent. As transportation demands increase in the 1-25 MUD area, the need to
preserve the functional integrity and hierarchy of the existing roadways and provide
new roadway capacity is b,:t n 1;,ry increasingly important. The purpose of this
Section is to provide for the planning, design and construction of improvements to
new and existing roadway facilities consistent with Chapters 22, 23, 24 and 27 of
this Code. The intent of these standards is to provide-for a certain level of
performance. Consequently, if it can be shown that an alternate design, material
or procedure will provide performance equal to, or better than, the required design,
material or procedure, that alternate may be approved by the Director of Public
Works.
B. Traffic Impact Analysis. All significant developments within the MUD areas shall be
required to prepare a traffic impact analysis. All traffic analysis information and
reports shall be prepared and certified to by a Registered Professional Engineer
competent in traffic engineering. The intent of this analysis is to determine the
project's cumulative development impacts, appropriate project mitigation and
improvements necessary to offset a specific project's impacts. The County may
require the developer to contribute for payment of pay the costs of said
improvements through an Improvements Agreement. All traffic impact analysis
shall contain, as a minimum, the following information:
1. Introduction: Describe the proposed development and parameters of the
study area.
2. Existing Conditions:
a. The street capacity standard in the MUD areas is Level of Service C
and the intersection capacity is Level of Service D.
b. Conduct a.m.and p.m. peak hour turn movements and average daily
traffic counts for intersections and links within the study area, if there
are no available counts collected within the previous twelve (12)
months.
c. Conduct a peak-hour intersection level of service analysis for the
intersections.
d. Determine whether the existing daily traffic volumes exceed the
arterial daily volume standards as identified in the MUD street
standards for major arterial, arterial, secondary, collector and local
streets presented in Appendix 24-E, Roadway Cross-Sectionso
Chapter 24 of this Code. These standards delineate right-of-way,
lane configurations, median treatment, bike lanes and pedestrian
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sidewalks.
3. Cumulative Conditions:
a. Identify previously approved or anticipated developments that may
affect the study area's circulation system.
b. Generate, distribute and assign traffic to the existing roadway
network.
c. Determine annual growth rates and project future traffic volumes for
the time frame corresponding to project build-out.
d. Identify funded circulation improvements, both public and private,
that will be constructed, prior to the proposed development's
occupancy.
e. Conduct a peak hour intersection level of service analysis and
compare daily volume forecasts to street standards assuming
cumulative developments, annual growth rates and funded
improvements.
f. Determine mitigation measures to offset cumulative conditions if
level of service exceeds the MUD areas standards.
4. Trip Generation: Determine daily, and a.m. and p.m. peak hour trip
generation for the proposed development using established rates identified
in the Trip Generation Manual published by the Institute of Transportation
Engineers or as agreed to with County staff.
5. Trip Distribution: Based on assumptions contained in the MUD areas traffic
analysis or market estimates, describe the anticipated trip distribution
patterns for the proposed development.
6. Trip Assignment: Based on the projected trip generation, assumed trip
distribution and the prevailing roadway network, assign the projected traffic
to the intersections and streets within the study area.
7. Existing + Committed + Project (E+C+P) Traffic Volumes and Level of
Service:
a. Add project a.m. and p.m. peak hour and daily traffic volumes to
existing plus committed traffic volumes.
b. Conduct intersection level of service analysis and determine whether
daily traffic volumes exceed street standard thresholds.
8. Signal Warrant Analysis:
a. The 1-25 MUD Transportation Network Map 2.2, the most recent
copy of which is on file at the Clerk to the Board's office and the
Department of Planning Services, identifies future locations for
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signalization. Signals, however,should not be installed prior to when
they are needed.
b. Using the AASHTO Manual on Uniform Traffic Control Devices
(MUTCD),determine whether proposed intersection volumes exceed
signal warrants for those locations on the transportation network
where signals are proposed.
9. Access: Projects involving access to the state highway system shall indicate
appropriate conformance to the latest revisions of the State Highway Access
Code. The report shall discuss how the proposed development meets the
access control guidelines as presented in Section 4. 4.2 of the MUD
Background Document, available at the Department of Planning Services.
10. Mitigation Measures: Mitigation measures will be to implement the needed
improvements to offset project impacts as determined by the traffic impact
analysis.
C. Design Standards.
1. All development within the MUD areas shall comply with Chapters 22, 23,
24 and 27 of this Code and the Colorado State Highway Access Code,
2 CCR 601-1. Consistent with the urban-scale development standards in
the MUD areas, all parking areas for commercial and industrial development
shall be paved according to geometric and road structure design standards.
2. Geometric Design Standards. Geometric design for streets and roads shall
be in accordance with A Policy on the Geometric Design of Highways and
Streets published by the American Association of State Highway and
Transportation Officials. Specifications, standards or design criteria
published by the other governmental agencies, professional organizations
or generally accepted authoritative source may be used in geometric design.
All specifications, standards, or design criteria shall be referenced and
copied as part of the submittal information.
3. Road Structure. Structural capacity shall be designed in accordance with
the Guide for Design of Pavement Structures published by the American
Association of State Highway and Transportation Officials. Specifications,
standards or design criteria published by other governmental agencies,
professional organizations or generally accepted authoritative source may
be used in design. All specifications, standards or design criteria shall be
referenced and copied as part of the submittal information. All roads shall
adhere to the standards set forth in Chapter 24, Article VII of this Code.
4. Structural Road Improvements. Adjacent roadways shall be designed to
meet the full typical section specified in the County Transportation Plan and
Chapter 24 of this Code. For example, improvements may include the
construction of travel lanes,shoulders, bike lanes, medians, curb,gutter and
sidewalks. Required improvements may also include the acquisition of
right-of-way and construction easements that will be dedicated to the public.
Improvements attributed to the development shall be consistent with the
direct impact a particular development has on the County road system, as
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determined by a professional transportation study. The road improvements
agreement and roadway construction plans shall be considered by the
Board of County Commissioners.
D. Circulation System.
1. The proposed MUD circulation system is presented at Map 2.2, the most
recent copy of which is on file at the Clerk to the Board's office and the
Department of Planning Services. The transportation network reflects a
hierarchy of roads, from a major arterial which serves both the regional and
local traffic with higher speeds and capacities with controlled private access,
to a collector which serves local traffic and provides access to future
development. The proposed hierarchy of roads includes both reconstruction
and/or widening of existing roads and alignments for new roads. The
transportation network also identifies locations of future signals.
2. The MUD roadway cross-sections are identified—at in Appendix 24-E,
Roadway Cross-Sections, to Chapter 24 of this Code. Roadway
classifications may change as development in the MUD areas occurs.
Roadway classifications may be re-evaluated by the Director of Public
Works with the results of the traffic impact analysis.
Sec. 26-2-70. Sign district regulations. (Moved from 26-2-90)
A. Intent. Within the 1-25 MUD areas, signage has become an increasingly important
issue, especially along traffic corridors such as 1-25, State Highway 119 and Weld
County Roads 22 and 49. While signs serve as important directional, informational
and advertising tools, the clustering of signs may obscure the landscape and
confuse and distract drivers. Signage controls are intended to protect and preserve
the visual quality of the roadways within the 1-25 MUD areas while preventing the
obstruction of traffic visibility and confusion from improperly placed and designed
signs. These provisions control the magnitude, placement and number of signs in
the 1-25 MUD area. These regulations can be found in Section 23,Article IV of this
Code.
Sec. 26-2-80. Utility, infrastructure and public facility regulations. (Moved from 26-2-100)
A. Intent. By their nature, most utility services are highly regulated. This regulation
encompasses ownership, financing, competition, cost recovery, construction,
environmental protection and safety. Given this regulatory and legal environment,
well-established federal,state,county and industry standards/codes existthat which
govern most aspects of utility service. The intent of this Section is to provide
additional regulations and standards for water supply to meet fire flow demands and
solid waste collection service, and to provide standards for public facilities and
services throughout the MUD areas.
B. Water Supply and Sewage Disposal. The specifications of water supply
requirements for fire protection within the 1-25 MUD areas are provided by the
Mountain View Fire Protection District. The Mountain View Fire Protection District
shall be consulted concerning the fire dishk.t'a its fire requirements. Chapter 22 of
this Code specifies that the water supply system serving a proposed development
site or zone district must deliver a minimum of five hundred(500)gallons per minute
2006-0940
PAGE 31 ORD2006-4
at twenty (20) pounds per square inch residual pressures for thirty (30) minutes.
The St. Vrain Sanitation System, a private sanitation system, shall service all
sewage disposal within the 1-25 MUD areas for uses except those specifically called
out and exempted from the PUD process in Section 26-2-60 of this Chapter.
C. Solid Waste. Residential and commercial solid waste collection services in the area
shall be arranged directly between solid waste disposal firms and property
owners/managers. Solid waste disposal shall be accomplished by collection firms
at licensed disposal facilities.
D. Storm Drainage Design and Technical Criteria. The County does not publish
technical data or storm drainage design manuals. The consulting engineer for the
developer is to use published material by a generally accepted authority approved
by the Director of Public Works. The material used must be referenced and copied
as part of the submittal information. All development within the MUD areas shall
adhere to the Storm Drainage Design and Technical Criteria regulations in Section
24-7-130 of this Code.
E. Schools.
ARTICLE III
Southeast Weld MUD
Sec. 26-3-10. General.
Recent activity in the MUD areas has accelerated and reinforced the need for long-term
approaches to planning. This increase in development has resulted in the creation of development
standards to regulate these areas. These development standards shall apply to all structures and
land within the MUD areas as shown on the Southeast Weld Mixed Use Development Structural
Land Use Map, the most recent copy of which is on file at the Clerk to the Board's office and the
Department of Planning Services. These regulations provide development standards to implement
the goals and policies in the Mixed Use Development section of Chapter 22 of this Code.
Sec. 26-3-20. Intent.
The intent of these regulations is to ensure the compatibility of various land uses, buildings
or structures within the Southeast Weld MUD area. These regulations are intended to allow
flexibility and encourage creativity in development of the areas in regard to density, height of
structures, setbacks and common open space. The development standards found in this plan are
the minimal development standards allowed in the Southeast Weld MUD area.
A. This MUD area will be a balanced and sustainable community that integrates the
traditional rural heritage of Weld County into all aspects of the community. It is the
intent of the area to fit within the landscape of southern Weld County by preserving
prime irrigated agricultural land for use by local farmers and by providing a transition
of land uses that focus the high densities in the center and lower densityies along
the perimeter, and by incorporating a prairie style character into the themfrtge of the
community.
B. This MUD area will include a variety of land uses that are organized around a
passive and active open space system and an ongoing agricultural element. There
will be a diversity of housing types enabling citizens from a wide range of economic
2006-0940
PAGE 32 ORD2006-4
levels and age groups to live within the community, as well as some commercial and
retail services, to address the needs of the residents.
C. Neighborhoods within this MUD area will vary within the community and may include
one-acre cluster lots adjacent to existing agricultural areas and traditional
single-family lots, as well as areas for higher density town homes. The character
of the neighborhood commercial services shall be reminiscent of that found in rural
communities throughout the west: limited public ancillary facilities, such as a library
satellite facility and/or fire station; a grange hall for local gatherings or farmer's
markets, agricultural businesses and other neighborhood convenience services and
businesses; as well as a variety of high to higher density housing.
Sec. 26- 3-30. Southeast Weld MUD Structural Land use categories.
In the Southeast Weld MUD area, land use is grouped into six categories. These
categories are conceptual and not intended or construed to give rise to any vested rights in the
continuation of any particular use,district,zoning classification or any permissible activities therein.
A. Structural land use categories:
1. Main Street.
2. Commercial centers.
3. Main Street villages.
4. Residential neighborhoods.
5. Agricultural lands.
6. Limiting site factors.
B. Each structural category consists of distinct and unique qualities and is established
as a matter of policy to guide and implement planned land use development. These
categories are further defined in Section 26-2-30 below and are delineated on the
Southeast Weld Mixed Use Development Area Structural Land Use Map, the most
recent copy of which is on file at the Clerk to the Board's Office and the Department
of Planning Services. The correlation of the categories to generalized zone districts
as defined in Chapter 23 of this Code are outlined in the table at Appendix 26-C-to
this Chapter. In all cases, Chapters 23, 24 and 27 should be consulted for
clarification of specific requirements.
C. Contiguous open space that provides a balanced mix of active and passive
recreational opportunities will be an integral element of this MUD area and will be
clustered in order to provide for meaningful open space corridors, which will include
an extensive trail system that links the neighborhoods to local amenities, such as
schools and parks. This open space shall be located on the Southeast Weld Mixed
Use Development Structural Land Use Map.
D. Each structural category consists of distinct and unique qualities and is established
as a matter of policy to guide and implement planned land use development. These
categories are further defined as follows, and are delineated on the Southeast Weld
2006-0940
PAGE 33 ORD2006-4
Mixed Use Development Structural Land Use Map, the most recent copy of which
is on file at the Clerk to the Board's office and the Department of Planning Services.
The correlation of the categories to generalized zone districts as defined in Chapter
23 of this Code are outlined in the table at Appendix 26-C to this Chapter. In all
cases, Chapters 23, 24, and 27 should be consulted for clarification of specific
requirements.
1. Main Street.
a. A Main Street created in the heart of the Southeast Weld MUD will
serve the neighborhood commercial and retail needs of the
community. This town center should be reminiscent in character of
rural communities throughout the West.
b. Small-scale, integrated commercial centers within the Main Street
shall be appropriately located and scaled to improve the livability of
residential neighborhoods,while avoiding strip development patterns
and avoiding the creation of destination retail or business uses
serving areas beyond the immediate community. Commercial uses
should not exceed a 0.25 floor area ratio. Uses within the Main
Street may include the following:
1) Banks.
2) Day care centers.
3) Offices.
4) Personal service establishments.
5) Restaurants.
6) Retail sales.
7) Civic and cultural facilities.
8) Places of worship.
9) Clubhouse and recreational facilities.
10) Public gathering areas.
c. Site design techniques should be incorporated that provide
convenient vehicular and pedestrian access to the neighborhood
commercial areas from adjacent residential neighborhoods.
2. Commercial centers.
a. Commercial uses will be allowed in the residential designated lands
within this MUD area as provided for by the Weld County
Comprehensive Plan. These uses will consist only of neighborhood
oriented businesses that will support goods and services for the
2006-0940
PAGE 34 ORD2006-4
residential neighborhoods and are envisioned to be located around
the junction of Weld County Roads 49 and 22.
b. Commercial uses that would serve a greater area than the Pioneer
community and would create undesirable impacts such as traffic,
would not be considered appropriate in the"Residential"designation.
Regional commercial development will be encouraged in existing
towns and along the Interstate -76 corridor.
c. Commercial centers characteristically have high transportation
impacts and environmental issues such as noise, dust and pollution.
Even with the associated impacts, these centers are intended to
provide pleasant and safe environments for employees and visitors
through high planning and design standards. Outdoor eating and
seating areas, pedestrian routes within parking lots, and other
pedestrian amenities should be provided for employees and visitors.
Employment centers include, but are not limited to, the following
activities and services in higher-density commercial and industrial
zone districts:
1) Hotels and motels.
2) Restaurants, including drive-in restaurants.
3) Utility service facilities.
4) Police and fire stations.
5) Any use of a research, repairing, manufacturing, fabricating,
processing, assembling or storage nature as long as the use
is conducted entirely within enclosed buildings.
3. Main Street villages.
a. Main Street villages are intended to provide safe, efficient areas
offering convenience goods and services to residents of surrounding
neighborhoods. These centers include commercial and industrial
activities which are medium-intensity levels and have few
environmental and service -related impacts. Activities in these
centers may include the following:
1) Retail shops.
2) Civic uses such as libraries, community centers and
churches.
3) Service businesses such as offices.
4) Public facilities and utility service facilities.
5) Restaurants.
2006-0940
PAGE 35 ORD2006-4
6) Retail and wholesale establishments.
7) Light manufacturing and research facilities.
4. Residential neighborhoods.
a. Residential districts within this MUD area are encouraged to be
cohesive, identifiable and diverse, while retaining the current
agrarian character of residents in the area. The County encourages
comprehensive and coordinated neighborhood design efforts in
developments, especially with regard to circulation provisions,
conservation of natural features and relationship to established
neighborhood centers. The County also encourages diversity of
housing types, including owner-occupied and rental housing, which
serve all economic segments of the population and match local
incomes and age groups. Higher residential densities shall be
situated within close proximity to the designated neighborhood
centers. Each neighborhood shall have an interconnected network
of local streets that provide direct connections to local destinations.
b. Residential development within this MUD is clustered in such a way
as to protect and preserve large contiguous areas of open space,
prime irrigated agricultural land, important natural resources and
scenic views. The intent is to include a mix of densities to create
variation and options within the neighborhoods being created,
ranging from low density rural estate lots (1 dwelling unit per acre)
up to medium density areas (10 dwelling units per acre) envisioned
within and near the center or core area as defined by the intersection
of Weld County Roads 49 and 22. Appropriate neighborhood
commercial services permitted under the Comprehensive Plan's
definition of"Residential"will be located at this general intersection.
All uses within the Residential land use category will utilize public
sewer service.
c. The residential diversity incorporates single-family detached homes,
attached single-family homes and multi-family homes. The
community elements of a neighborhood, such as active parks,
passive open space, public and civic facilities, including but not
limited to, schools, utilities, roadways, fire protection, law
enforcement and places of worship,will be permitted uses within the
residential land use designation. All uses will have good pedestrian
connectivity and accessibility.
d. The successful design and development of residential
neighborhoods within this MUD area is essential for it to function
efficiently and provide a sense of place and community identity.
Developments are encouraged to incorporate design features which
enhance the quality of the neighborhood and promote safety for its
residents. An example of various design considerations for
subdivisions is illustrated-at in Appendix 26-D to this CI u ptoi. These
neighborhoods should be accessible via sidewalks, trails or
greenways, creating identity for individual neighborhoods.
2006-0940
PAGE 36 ORD2006-4
Residential areas characteristically have few environmental impacts
and rely more upon service-related provisions such as law
enforcement and fire protection. New development within these
locations shall, therefore, mitigate the impacts associated with its
use. Residential neighborhoods include, but are not limited to, the
following activities and services:
1) Small parks.
2) Civic uses, such as places of worship, libraries and
community centers.
3) Public facilities, such as schools.
4) Service businesses, such as smaller offices.
5) Residential mix.
5. Agriculture lands-use.
a. Approximately 1,400 acres of this MUD area will remain agricultural.
Lands that are currently irrigated and have the necessary soil
characteristics will continue to be used for agriculture purposes.
Through the use of alternative irrigation methods, the identified
agricultural lands will remain a viable and important asset to Weld
County. The effluent from the proposed treatment facility located in
this MUD area will be a source of water that can be managed as part
of a re-use management plan that will make water available for
irrigation within this MUD area, as well as the potential for providing
some assistance for the agricultural property and downstream
agricultural wells within the Box Elder basin. The water that will
serve this MUD must be treated and released in Weld County,
providing a source of groundwater recharge that can be a benefit for
agricultural wells and crop producing areas within Weld County.
6. Limiting site factors. (Duplicate of 26-2-20.E)
Sec. 26-3-40. Common open space regulations. (Duplicate of 26-2-30)
Sec. 26-3-50. Maximum lot coverage regulations. (Duplicate of 26-2-40, except table)
All land use applications in the Southeast Weld MUD areas shall adhere to the regulations
governing the maximum percentage of lot coverage. The maximum lot coverage is defined as the
maximum percent of the total area of a lot in a zone district that shall be covered by any structure.
Land shall not be deemed covered if it is used for growing grass, shrubs, trees, plants or flowers;
if it is covered by decorative gravels or wood chips; or if it is otherwise suitably landscaped. The
percentage of coverage on a lot shall not include the area of the lot or development designated as
common open space as outlined in Appendix 26-E. The percentages outlined in Table 26.2 below
shall be deemed the maximum lot coverage for each zone district within the Southeast Weld MUD
area.
Table 26.2
Maximum Lot Coverage in the Southeast Weld MUD area
2006-0940
PAGE 37 ORD2006-4
Zone District within the Percent of Maximum
PUD District Lot Coverage
C-1, C-2 95%
R-1, Estate,A• 30%
R-2, R-3, R-4, R-5 60%
"Agricultural zone districts in platted areas.
Sec. 26-3-60. Landscaping regulations. (Duplicate of 26-2-50)
Sec. 26-3-80. Transportation and circulation regulations. (Duplicate of 26-2-60)
Sec. 26-3-80. Sign district regulations. (Duplicate of 26-2-70)
Sec. 26-3-100. Utility, infrastructure and public facility regulations. (Duplicate of 26-2-80)
E. Schools.
1. A residential subdivision application shall be referred to the applicable
school district for review and recommendation regarding school district
requirements. The Department of Planning Services, Planning Commission
and Board of County Commissioners shall consider the recommendation of
the school district.
Re-enact Appendices 26-D,26-F through 26-N,and 26-P without change;Amend Appendices
26-A, 26-B, 26-C, 26-E, and 26-O, as attached.
BE IT FURTHER ORDAINED by the Board that the Clerk to the Board be, and hereby is,
directed to arrange for Colorado Code Publishing to supplement the Weld County Code with the
amendments contained herein, to coincide with c hapters, articles, divisions, sections, and
sub sections as they currently exist within said Code; and to resolve any inconsistencies regarding
capitalization, grammar, and numbering or placement of chapters, articles, divisions, sections, and
sub-sections in said Code.
BE IT FURTHER ORDAINED by the Board if any section, subsection, paragraph, sentence,
clause, or phrase of this Ordinance is for any reason held or decided to be unconstitutional, such
decision shall not affect the validity of the remaining portions hereof. The Board of County
Commissioners hereby declares that it would have enacted this Ordinance in each and every
section, subsection, paragraph, sentence, clause, and phrase thereof irrespective of the fact that
any one or more sections, subsections, paragraphs, sentences, clauses, or phrases might be
declared to be unconstitutional or invalid.
+ x • ♦ e " • • w • x
NOTICE
PURSUANT to the Weld County Home Rule Charter, Ordinance Number 2006-4 published above,
was introduced and, on motion duly made and seconded, approved upon first reading on April 10,
2006. A public hearing and second reading is scheduled to be held in the Chambers of the Board,
First Floor Hearing Room, 915 10th Street, Greeley, Colorado 80631, on May 8, 2006. All persons
in any manner interested in the reading of said Ordinance are requested to attend and may be
2006-0940
PAGE 38 ORD2006-4
heard.
Please contact the Clerk to the Board's office at phone (970) 336-7215, Extension 4225, or fax
(970) 352-0242, prior to the day of the hearing if, as the result of a disability, you require
reasonable accommodations in order to participate in this hearing.
Any backup material, exhibits or information previously submitted to the Board of County
Commissioners concerning this matter may be examined in the office of the Clerk to the Board of
County Commissioners, located in the Weld County Centennial Center, Third Floor, 915 10th
Street, Greeley, Colorado, between the hours of 8:00 a.m. and 5:00 p.m., Monday thru Friday, or
may be accessed through the Weld County Web Page (www.co.weld.co.us). E-Mail messages
sent to an individual Commissioner may not be included in the case file. To ensure inclusion of
your E-Mail correspondence into the case file, please send a copy to charding@co.weld.co.us.
SECOND READING: May 8, 2006, at 9:00 a.m.
THIRD READING: May 31, 2006, at 9:00 a.m.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
DATED: April 14, 2006
PUBLISHED: April 19, 2006, in the Fort Lupton Press
2006-0940
PAGE 39 ORD2006-4
Affidavit of Publication
STATE OF COLORADO
County of Weld SS.
I Karen Lambert of said County of Weld being
duly sworn,say that I am publisher of
Fort Lupton Press
that the same is a weekly newspaper of general
circulation was printed and published in the
town of
FORT LUPTON PRESS
in said county and state that the notice of
advertisement, of which the annexed is a true
copy has been published in said weekly
newspaper for ONE consecutive weeks. that
the notice was published in the regular and
entire issue of every number of said newspaper
during the period and time of publication of said
notice and in the newspaper proper and not in
a supplement thereof: that the first publication
of said notice was contained in the issue of said
newspaper bearing the date 19th day of APRIL
2006 and the last publication 19TH day of
APRIL , 2006 thereof, in the issue of said
newspaper,bearing date,that the said
FORT LUPTON PRESS
has been published continuously and
uninterruptedly during the period of at least
fifty-two consecutive weeks next prior to the
first issue thereof containing said notice or
advertisement above referred to: and that said
newspaper was at the time of each of the
publications of said notice duly qualified for that
purpose within the meaning of an act entitled.
"An Act Concerning Legal Notices,
Advertisements and Publications and the Fees
of Printers and Publishers thereof, and to
Repeal all Acts and Parts of Acts in Conflict
with the Provisions of this Act" approved April
7, 1921, and all amendments thereof, and
particularly as
amended by an act approved, March 30, 1923,
and an act approved May 13,1931.
W.s+r' f tailr.Oraildt
Publisher
Subscribed and sworn to before me this
19T da of APRIL 2006 A.D.
ry u /��/'/ �
t
139 NORTH MAIN
BRIGHTON,� CO 80601
'
,";OTArRy' �
/
WELD COUNTY use. The basic documents used by intergovernmental agreement area, working and living environment.
CODE ORDINANCE the County to carry out the goals and urban growth boundary area, 1-25 1. I-25.MUD.C.Policy
2006-4 policies of the Comprehensive Plan Mixed Use Development AREA 2.1. New development shall be
as contained in this Chapter are areas or urban development nodes, encouraged to use innovative siting
IN THE MATTER OF REPEALING the Intergovernmental Agreements, or where adequate services are and design techniquesto cultivateen
AND REENACTING, WITH Zoning and Subdivision Ordinances, currently available or reasonably attractive visual appearance within
AMENDMENTS, CHAPTER and the Mixed Use Development obtainable. This goal is intended to the MUD areas and preserve prime
22 COMPREHENSIVE PLAN Area Plans, and Planned Unit address conversion of agricultural visual features such as the Front
AND CHAPTER 26 MIXED USE Development Plans, contained in land to minimize the incompatibilities Range and the St.Vrain River.
DEVELOPMENT, OF THE WELD Chapters 19, 23, 24, 26 and 27 of that occur between uses in the A 2. I-25.MUD.C.Policy 2.2.
COUNTY CODE - PIONEER this Code. (Agricultural)Zone District and other Landscaping shall be designed to
COMMUNITIES,INC. B through D-No change. zone districts that allow urban uses. promote attractive development.
E. The Mixed Use In addition,this goal is expected to Landscaping requirements shall
BE IT ORDAINED BY THE BOARD Development Area Plans, Chapter contribute to minimizing the costs be determined for the perimeter of
OF COUNTY COMMISSIONERS 26, is the regulatory document to County taxpayers of providing the development by reviewing the
OF THE COUNTY OF WELD, defining regulations and minimum additional public service in rural density of the proposed land use
STATE OF COLORADO: Standards for development within a areas for uses that require services development. Landscaping shall
two specifically defined geographical on an urban scale. be designed to protect and preserve
regions of the County. No change to remainder of section. the appearance and character of the
WHEREAS, the Board of County e9 surrounding area.
WeldCommissioners of the County of F. No change.T3.Weld, Sato of statute and, pursuant A. The Intergovernmental Sec. met ss Mixed Use I-de.eopment shall
2.3.
be
to Colorado and is Weld Sureemeo and Development areas es. and urban Residentialncur to
lusted
ihCounty Rule Charter,is vestedSubdivision evlOrdinances,ArP Mixed development nodes. encouraged to occur in a vaned
to theofWelauthority o nitadministeringoreo, Use Development Area Plans, and D. The U Use of rhesd units a vinery
the affairs of Weld County,Colorado, Planned Unit Development26 Pleas, Development Plan (MUD) areas densities es from single-
and intenders to, e and are and urban growth nodes are family developments uitracre of less than
intended to implement and carry intended to provide a foundation to one(1)unit per acre to multi-family
WHEREAS, the Board of County out the goals and policies of this enable the County and its citizens developments with much higher
Commissioners, on December 26, Chapter. to make appropriate decisions densities.2000, adopted Weld County Code regarding future development within 4. I-25.MUD.C.Policy 2.4.
Ordinance 2000-1, enacting a Sec. 22-1-150. Comprehensive a specified area. Conservation of Adequate pedestrian passageways
comprehensive Code for the County Plan amendment procedure. natural resources, development of between and within developments
of Weld,including the codification of Evaluation of the Comprehensive quality communities, provision for-- and neighborhoods shall be
all previously adopted ordinances Plan contained in this Chapter is regional services and employment encouraged.
of a general and permanent nature necessary to provide an accurate opportunities,and maintaining fiscal 5. I-25.MUD.C.Policy 2.5.
enacted on or before said date of statement of County land use integrity are the key factors driving Sign regulations shall be strictly
adoption,and goals and policies based on current this type of development plan. enforced within the 1-25 MUD areas
data end the needs of County Mixed Use Development Plan and as outlined and defined in Section
WHEREAS,the Board has received citizens. Therefore,when changes use principals,such as the 1-25 MUD 123-4-70 of this Code, the MUD
arequestfrom Pioneer Communities, in the social, physical or economic and urban growth nodes,are based Development Standards.Signs-shall
Inc., to amend Chapter 22 conditions of the County occur, it on five(5)central ideas and include: be compatible with the surrounding
Comprehensive Plan;and staff has becomes necessary to reevaluate 1)employment center development: environment,have a low profile and
recommended an amendment to and change land use goals and 2) interconnection of community:3) be shared when possible.
Chapter 26Mixed Use Development haveebeen established t The o amend the appropateures consistent land zoningse standards; 4) 6.mixture;and 6)a 2.6. New t development shall be
of the Weld County Code. Comprehensive Plan. No inclusions planned transportation network. I characterized by quality architectural
NOW, THEREFORE, BE IT or amendments to the Southeast B. The land uses delineated I design. Design features shall
ORDAINED by the Board of County MUD Area Structural Land Use Map in the 1-25 Mixed Use Development ' include: landscaping plans for the
Commissioners of the County of may be made without previously- Structural Land Use Map,the most entire development, efficient on-
Weld, State of Colorado, thatthe amending definin this
hthe criiteranfor such Clerktto the of
a Ira s iofice and the minimal number circulation
of accelans with a
ss points to
attached Future Land Use Map 9 of Planningstate and county roads, low profile
-authorized
by Communities, 3 0 of as amendment. promotes p ntapprop ate level Services,of advertising signs and sensitive
Weld
County
ty CodSecte be,and hereby y No change to remainder of section. facilities and services for the entire facade treatment.
iNencoporatd into and andt 9 Mixed Use Development areas. 7. I-25.MU D.C.Policy
C,incorporated into amended to
Chapter 22 Comprehensive Plan. AA through E 22-2-100.
No change. Chapter owth. These components6,Art cle IlI Sect Section 26-2- designed to complement the hnatural
genvironment and exhibit a'campus-
TH IT B FURTHER ORDAINED BY F The Mixed Use 20C. of this Code.
THE Chapter 22ryCompreh on ve Development areas and urban C. Today, the MUD areas like"atmosphere.
that Chapter 22 Comprehensive growthpot l are identifiedgrowth. areas are he aatnticipated
the center ofro existing and ver Development 2 shall e.inquired
2.8.to
Plan and Chapter 26 Mixed Use of Mixed t Use sl Development areas areas�(a Metropaarea roviffi These comnt the mercial pesereporton be the site as
Development, of the Weld eanty
Code -e, and hereby are,m repealednits, in u erned geographic area nodes e will important Front
activity common openthe as and •
and re-enacted, with amendments, in southwestern Weld County) and centers for much of the Front Range. defined in the MUD Development
and the various Chapters are revised urban urban growth
hnodes (concentrated
(c ncen aced withineinghand shaping c noun is Standards.l-25.MUD.C.Policy
to read as follows.
or adjacent developmentto the intersection opens the door for more functional only 2.9. Existing salvage yards and
is
CHAPTER 22 of two (2) or more roads in the regional activity,but will improve the'— uses with open storage areas shall I
COMPREHENSIVE state highway system, positioned sense of place for local reerArta be encouraged to visually screen
PLAN throughout the County)are intended and business owners. The following and buffer the storage areas from
to provide a foundation to enable goals and policies are intended to adjacent properties zoned R-1, R-
Change throughout Chapter 22, the County aid its citizens to make result in enhanced community form 2, R-3, R-4,R-5, C-1,C-2 or I-1 in
as appropriate - "I-25 Mixed Use appropriate decisions regarding and structure within the MUD areas. accordance
c Code.S craw j23on -3-240.
Development area' to "Mixed Use future development within a
Development areas"with appropriate specified.areas. Conservation of Sec.22-2-230. General MUD Goals salvage yards, landfills and uses
tense changes'is to"are","this"to natural resources, devem en for of andA. policies. with MUD.Goal 1. To plan encouraged to to en ate in areas where
areas shall be
"these", 'has been'to"have been", quality communities, provision
etc regional services and employment and to manage growth and to they can be visually screened and
opportunities,and maintaining fiscal provide for ease of inclusion in I can conform to health and safety
Change throughout Chapter integrity are
development elopme�anri driving
theare 1-25s a Mixed
iixe Use tlevelop�ment 1nt regulations.
l-25.MUD.C.Policy 2.10.
22,De to me appropriate.t - "Mixed Use this type ? relevant Developments" to "Mixed Use urban development node is defined fiscal,environmental, and I public utility facilities, shallmti major
Development areas". as: .
No change to remainder of section. economic components of the area. adverse visual impacts caused by
Change throughout Chapter 22, 1. MUD.Policy 1.1. An 1-25 I outside storage, building scale,
specifically Section 22-1-150, Sec. 22-2-170. Commercial Mixed Use Development areas and disturbed native vegetation and
as appropriate - "Mixed Use development goals and policies. urban development node should be ' I other such activities by screening
Development Area Map" or"Mixed A. C.Goal I. Urban established and delineated on the I and/or buffering.
MUD.C.POA 211
Use Development Area Structural Commercial uses will be encouraged Structural Land Use Map. in cY
Land Use Map 2.1" to 1-25 Mixed when the subject site is located inside No change to remainder of section. Density
govemed reas shall l
Use Development Area 2.1 Land an approved intergovernmentalurbanT
Use Map'. appr areai urban ' ewth Move the following from Section 26- Coverage ed Standard which rlates
Lot
boundary area, 1-25 Mixed' Use 1-50.B.1, to become Section 22-2- ballocations.
lot sizes with open space
Amend the following sections: Development AREA areas or urban 240,with changes as noted. , 12. I-25.MUD.C.Policy 2.12.
development nodes, or where
Sec. 22-1-110. Relationship to adequate services are currently Sec.22-2-240. 1-25 MUD Goals and New
deelpmtcontinuous designs
ign shall
cing
planning documents. available or reasonably obtainable. APolicies. I-25.MUD.C.Goal 1. adjacent o streets.
A. The Comprehensive C. ,I-25.MUD.C.Goal
Plan identifies specific land use No change to remainder of section. identity within the 1-25Mixed Use 3. Community form and identity
goals and policies are
intended i to provide guidance and de:. meet,22-2-180. Residential managingoresidental,by pcommercial, enhancement an and shall be d presered vation h the
direction for existing and future land development.
A through F-No anchange. indusol, mpo s e natural resources and features.
D. Planned Unit and economic.components of the 1.All new development shall Development zoned ludeent area.1. I-25.MUD.C.Policy 1.1. with Section 22-5-80 of this Code.
developments may include the T
above-mentioned (Residential) The MUD areas shall be delineated This locations determined
Zone Districts or the E (Estate)of the p,2 MUD Structural centLand of t contain commercial t mineral
Zone Derncp or may ix part a Usei Map,onthe most recent copy the deposits and mineral ma extension
a master planned, Mixed Use which is on file at the Clerk o operefions and reclamation plans.
Development area. See Section Board's office and the Department of 2.New developmentDshjol'I�preserve
22-2-210 and Chapter 27 for further Planning Services. cy identified .
pimn regarding Planned Unit 2.Development within the MUD areas Where feasible,drainageways ays shall
Development. shall adhere to the 1-25 Mixed Use be maintained in their natural state
H-No change. Development Area Structural Land to ensure optimal re-charge.
Sec. 22-2.210. Planned Unit Use Map, the moat recent copy of 3. I-25.MUD.C.Policy 3.3.
- change.Development goals and policies. which is on file at the Clerk tO the I New development shall Board's office and the Department i impacts to air quality
minimize
B-No gg D
B. PUD.Goa12 nresidConve cabaln g and and usedecsions. Fugitive dust shallbe controlled
cfmmercal and industrial
aluid5 will B.zoning
to the
be commercial ed whentrial usebject New development hall oocc r in a Departmentt of acceptable
Health and
be encouraged when
site is located inside n approved manner that assures an attractive I Environment and any other relevant
4'
downstream agriculfwe. 2. cJj
_ B. SE.MUD.Goal
Minimize incompatibilities between
facilities, such as satetrte stations agricultural use and urban use due to
5. I-25.MUD.C.Pdia/ 3.5. for police, fire and ambulance and the location of the prime agricultural
area shall be revegelated encourage the siting.of co-located lends in relation to existing
immediately order
to following anceon. facilitis and equipment. 'y Owners are dependent on major floodplains and the proposed land
ion to minimize windt and soil 1. -y .MUD.i 2.1. transportation corridors to access use designations adjacent to active
erosion, temporary stabilization Public safety facilities shall be commercial and retail agricultural areas.
measures shall be established on dl provided to meet required standards needed
such areas. of response lima and public safety, services within the 1-25 MUD 1. SE.MUD.Policy 2.1.
6. I-25.MUD.C.Policy maintaining the same level of service areas. The physical aspects of the Use existing service providers and
circulation system in the MUD areas metropolitan districts, both existing
3.6. New development shay be that exists throughout-25. the districts.Poi to provide the semces
encouraged to select native species 2. I-2 MUD.P.Pe icy shall be encouraged to foster travel and proposed.
for revegetation. 2.2. The County law enforcement between residential neighborhoods needed to meet the phased needs of
7. I-25.MUD.C.Policy 3.7.
State park and recreational areas agencies shall focus on interaction and the employment, regional and the MUD in a timely manner.
the public. This focus should neighborhood centers. These C. SE.MUD.Goal 3.
shall not be adversely impacted by facilitate a community-based roadways should also be planned to County water, sewer and roads
new develot25.M approach to public safety such as reinforce the boundaries of the MUD must be reasonably obtainable.D.co i-25.MUD.C.pa, 4.co The educational programs,neighborhood area and give a sense of orientation Other services is infrastructure police, and
regional
egion f municipal, county, watch programs and community while traveling•
and programs and state growth policies involvement programs. B. The goals and policies schools must also be addressed.
and progress which includes the E. 1-25.MUD.P.Goal 3. in this Section are intended to 1. SE.MUD Policy 3.1.
MUD areas shall be discrepancies,evaluated in Provide land for adequate school foster a more efficient transportation Physical connectivity of open
order to minimize facilities conveniently placed central network, provide for the safe and and so acerio including
i lgndvisual will ss
promote a better understanding of to residential neighborhoods and efficinta d vementte of wide people andriety top agridma manner consistent with
growth dynamics in the area, avoid available for use provide financial goods,
duplication of services and provide assUtanceto ensure the construction of transportation options in the 1-25 the goals and objectives discussed
economies of scale. MUD areas. in this Section.
and use of the facilities in a timely 4.
1. I-25.MUD.C.Pdloy 4.1. manner. C. I-25.MUD.T.Goal 1. To D. SE.MUD.Goal
New development shall demonstrate 1 MUD.P.Policy 3.1. provide a well-integrated, balanced Development of the Southeast Weld
cempatibilItY with existing Encourage the siting of schools near transportation system that considers MUD shall occur in a manner that
surrounding land use in terms of or adjacent to community parks, all modes of travel and meets the assures an attractive working and
general use, building height, scale, open spaces and trail systems. public need for mobility,comfort and living environment and establishes
density,traffic,dust and noise. 2. MUD.P.Policy 3.2. safety with maximum efficiency and a sense of community identity by
2. I-25.MUD.C.Policy 4.2. Mitigate the cost of land acquisition economy within the MUD areas. planning and managingV1residential,
a id�al,
All proposals for development within and capital construction for essential 1. I-25.MUD.T.Policy 1.1. commercial,
the MUD areas, with the exception community facilities to the fullest The County will plan and maintain aesthetic and economic components
of those developmentsexcluded
specifically
tMUD
extent consistent with state law a transportation system in the 1-25 in coordination with Hudson
called out D and ent, shall the MUD and identify any additional costs MUD aresthat unifies and coincides and Keenesburg. The growth
Policy Document, m use the which will not be mitigated by the with state and other county,city and associated with the Southeast
Planned Unit Development (PUD) development as proposed. community transportation systems Weld MUD will promote be product
UD process process
will laeoow F I-25.MUD.P.Goal 4, within and surrounding the 1-25 MUD and service
tdemands 9ot et
The PUD MUD process allow New development shall provide areas.
developers flexibility and variety a mechanism for funding public 2. I-25.MUD.T.Policy 1.2. Hudson
of housing Keeg Ibu vicinity
. The
needed to offer a range of products, facility and service expansion All new development shall comply will min the ebvIci of
services and uses.It will also give the and community facilities based with Sections 22-3-60 through the area enhance as an the markeatcenter.
developer an opportunity explain on the demand created by the 22-3-190 of this Code. Access
the development to surrounding development. to properties shall preserve the Appropriate scaled neighborhood-
important.IandownersandtheCounrysothat 1 I-25.MUD.P.Policy existing and future function of oriented commercial uses will be
information mpu conceming ied 4.1. New development should roads and highways affected by encouraged in the MUD,toprrovidoe
land use cemies oriry and to heeded comply with Section 22-3-10 of the proposed development. All convenient retail opportunities
r
services,facilities or utilities d serve this Code. New development that development circulation systems neighborhoods.
the proposal are determined to be results in excessive public costs shall be designated so that they do 1. SE.MUD.Policy 4.1.
adequate. while producing insufficient public not disrupt highway travel. Traffi Commercial
al land
dde Suses 'll be
Move the following from Section 26- revenues should be discouraged to be generated by the proposed integrated
eld
1-60,to become ection 22-2-250, unless such development provides development must conform to the MUD and consistent with Chapters
with changes as noted. adequate guarantees through recommendations and requirements 23,26,and 27 of the Weld County
and coordination that public
planning of the Department of Public Works Code.
Sec. 26-1-60 22-2-250. 1-25 MUD facilities and services are effectively and the Colorado Department of 2. SE.MUD.Policy 4.2. The
public facilities and services goals installed,operated and maintained. Transportation. Dedication and development of the Southeast Weld
and policies. A. Due to 2. I-25.MUD.P.Po I I cy improvements of roads and frontage MUD must encourage fillofexisting
the expense and limited available 4.2. If it is determined that public roads may be required as conditions the commercial ocenters
e t rs andbusiness in.support
fundin Groper and efficient facility or service Improvements or of development.
4 maintenance are required for, or D. I-25.MUD.T.Goal 2. Keenesburg and Hudson. 4 3
services important.public Since and caused by, the development, the Promote a pedestrian bail system 3. SE.MUD.POIicy
services is eme the developer willbe required to pay to service transportation and Road and utility improvements must
adoption the Home Rules rave for the cost of the public facility recreation purposes within the I-25 be provided to assure appropriate
rising rs County bst expenditures public urs have service to existing commercial
created substantial interest and service improvement and MUD arcs.
maintenance. The methodology for E. I-25.MUD.T.Goei 3. development in the existing towns.
in how to cut cost and increase compensation shall be detenpined New development within the I- Residential development wit in t e
efficiency of providing public during the land use application review 25 MUD areas shall provide a Southeast Weld MUD will create
services and facilities.er Revenue to process.The developer shall submit mechanism for balancing relevant the new demands for expanded
nts of and new retail and commercial uses
is support public ner tea and facilities ev phase he of the at the PUD sketch plan fiscal and economic systems. for neighborhood-based services,
in unincorporated and Weld County of the fov anon . transportation 5.MUD.Twithin
is usually generated by levying Information . which 1. PUDs to prepare 3.1. not only omm the MUD,but in
the
property taxes and user fees. accurately identifies all users of the Require all PUDs to prepare a traffic existing commercial cores of Hudson
B. The goals and policies in infrastructure improvements and impact analysis as outlined in the and Keenesburrgg 6
this effective fev are intended toefficient increase maintenance; MUD Development Standards to E. SE.MUD.Goal
the and nd delivery b A proposal which determine project plus cumulative Development impacts must be
within
public services and facilities equitably distributes the costs of development impacts created by minimized by preserving the natural
int intent the hes MUD areas. It is infrastructure improvements and the PUD and determine appropriate state of the Box Elder Creek
these policies and public
maintenance by user share;and project mitigation. floodplain to the extent practicable
to ensure that appropriate e puhHe c A pposal that identifies 2 I-25.MUD.T.Policy and by promoting the efficient
facilities rdevelopmentsand servicesi are available an appropriate time schedule for 3.2. Establish a development fee utilization of water resources through
for in the 1-25 MUD infastructure improvements and program fo collect a fair share clustering development. 6.1.
areas. �'I maintenance. dollars-per-trip contribution for 1. SE.MUD.Policy
P. efficient and os-1 1. This information will be reviewed by constructing short- and long-term Development within the MUD shall
Provide rofq and cost-effective the Board of County Commissioners circulation improvements. be encouraged to use innovative
an services.adequate public s facilities in determining an equitable means 3. I- 5.MUD.T.Policy 3.3. design techniques to provide an
and which assure the ' of distributing infrastructure costs The County will require improvement attractive visual appearance and
health,safety and general welfare of a the County at large, direct of roads,streets or highway facilities preserve prime visual features,such
the present and future residents of grid the developer. when dictated by traffic demand and as the view preservation of the Front
the area. 3 I-25.MUD.P.Policy 4.3. land development patterns in the Range and the Box Elder floodplain.
1. I-25of intemal.Pdicy 1.1. atapphcetionashallbereterrerathe MUD areas. Sense of place and MUD standards
fafaciliiesati or of esshall be applicable school district for review F. 1-25.MUD.T.Goal 4. As are discussed in Chapter 26.
encouraged c services duplication be and recommendation regarding development occurs, the feasibility F. SE.MUD Goal 7.
costsap to to efficiency. of school district requirements. of a public transit system shall Improvements to the intemal
costs and promote 4. I-25.MUD.P.Policy 4.4. examined in the MUD areas. transportation network of the MU
2. I-25Development that
requires
i Development will be encouraged must properly utilize any pl
1.2. that to pay its proportional share of Add the following section: expansions of Weld County Roads
be encouraged and facilitieslocate wi shwa the local costs of infastructure Sec. 22-2-270. Southeast Weld 49 and 22.
be to within a improvements within the MUD areas. MUD area goals and policies. G. SE.MUD.Goal 8. The
municipality,urban growth boundary This includes on-going operating The Southeast Weld MUD is MUD shall be cohesive,Identifiable,
area or an area that can adequately This
maintenance costs required to intended to be a self-sustaining and diverse while retaining the
provide infrastructure M needs: service such development and any community with the characteristics current agrarian character for
3. I-v5.MUD.shall avoid cy associated impacts resulting from of a historical town pattern similar residents in the area. The history
adverse New development to the development. to communities that developed of the area should be considered,
groundwater s quality surface and over time in the Northam Front as well as the style and character
implement
and conserve
Move the following from Section 26- Range. The following goals and of existing, nearby developments.
i udi resources.
techniques to within 1-70,to become Section 22-2-260, policies are designed to allow for Over 50 percent of the Southeast
such sore MUD All PUDs use e with changes as noted. h efficient,economical,and logical Weld MUD area must be open space
the 1-25 area shall the development of this Mixed Use consisting of passive, public use
sanitary sewage disposal facilities Development area. parks and agricultural preservation
=ne by St Drain Sanitation Sec. 2i-n and circ0. I-25
systems ist AN PUD water supply Transportation sand circulation goals a SE.MUDlan . The etwe With the large setbacks
and
acnd
shall be provided by a rural active ec and plan is designed ot
her urrban useskin place due to the
A, Lard residents, to protect and preserve prime,
water district,company,association commuters, travelers and business irrigated agricultural land with a floodplain, the MUD must ensure
or munidpalis, consistent and reliable supply of compatibility between uses.
P. -2S.oIdD.Pion of solid water. The objective is to increase 1. SE.MUD.Policy 8.1.The
Provide for coordination of ud water efficiencies that will expand residential elements within the MUD
waste collection services,to include the crop base. shall be designed and managed
approv lime fee of service standards, 1. SE.MUD.Policy 1.1. to concentrate specific areas or
approved schedules and New services to the area must be clusters to ensure diversity
and
recycling requirements. capable ol augmenting water for affordability.
D. I-25.MUD.P.Goal 2.
Provide adequate public safety
3
H. SE.MUO.Goal 9. Good wath programs and community safety with maximum efficiency and Sec. 22+30. Wager goals and
design and causeway covenants involvement programs. economy within the MUD areas. policies.
shall control the appearance of the E. SE.MUD.P.Goal 3. 1. SE.MUD.T.Policy 1.1. A. MUD.WA.Goal 1.
development. Provide land for adequate school The County will plan and maintain County residents are encouraged to
1. SE.MUD.Policy 9.1. A facilities conveniently placed central a transportation system in the 1-25 conserve water.
central water system will provide to residential neighborhoods and MUD areasthat unities and coincides 1. MUD.WA.Policy 1.1.
water service to the residents and provide financial assistance to with state and other county,city and Landscaping using low water use
businesses through a proposed ensure the construction and use of community transportation systems plants and water conservation
metropolitan district. The system the facilities in a timely manner. within and surrounding the I-25 MUD techniques are encouraged.
will be a community water system F. SE.MUD.P.Goal 4. areas. 2. MUD.WA.Policy 1.2.
approved by the Colorado New development shall provide 2. SE.MUD.T.Policy 1.2. Application for new development
Department of Public Health and a mechanism for funding public All new development shall comply should include provisions for
Environment,and must be operated facility and service expansion with Sections 22-3-60 through adequately handling drainage and
in accordance with the Colorado and community facilities based 22-3-190 of this Code. Access for controlling surface erosion or
Primary Drinking Water Regulations on the demand created by the to properties shall preserve the sedimentation within the site itself.
to assure the safety of the public development. existing and future function of 3. MUD.WA.Policy 1.3.
drinking water supply. 1. SE.MUD.P.Policy 4.1. roads and highways affected by Applications for new development
2. SE.MUD.Policy 9.2. Newdevelopmentshouldcomplywith the proposed development. All should consider dual water systems
New development shall preserve Section 22-3-10 Chapter 22,Article development circulation systems that incorporate separate potable
identified aquifer re-charge areas. III of this Cade. New development shall be designated so that they do and nonpotable water.
3. SE.MUD.Policy 9.3. that results in excessive public costs not disrupt highway travel. Traffic to B. MUD.WA.Goal 2. The
Where feasible,drainage ways shall while producing insufficient public be generated by the proposed any County will strive to maintain
be maintained in their natural state revenues should be discouraged development must conform to the Federal Drinking Water Standards
to ensure natural re-charge. unless such development provides recommendations and requirements in aquifers which provide drinking
adequate guarantees through of the Department of Public Works water for domestic and public use.
Add the following section(This entire planning and coordination that public and the Colorado Department of 1. MUD.WA.Policy 2.1.
section duplicates Section 22-2-250, facilities and services are effectively Transportation. Dedication and As conditions warrant, applicants
which was moved from Section 26- installed,operated and maintained. improvements of roads and frontage proposing unsewered divisions of
1-60;therefore,the name change of 2. S E.MUD.P.P o I i c y roads may be required as conditions land or development shall evaluate
1-25 MUD and Southeast Weld MUD 4.2. If it is determined that public of development. the impacts on groundwater quality.
is not highlighted. Any changes facility or service improvements or D. SE.MUD.T.Goal 2. 2. MUD.WA.Policy 2.2.
initially made in Section 22-2-250 maintenance are required for, or Promote a pedestrian trail system Applications for new development
are also not highlighted;so the only caused by, the development, the to service transportation and shall consider the installation and
highlighted changes are differences developer will be required to pay recreation purposes within the 1-25 maintenance of managed and
between Section 22-2-250 and 22- for the cost-of the public facility MUD areas. advance treatment septic systems
2-280: and service improvement and E. SE.MUD.T.Goal 3. to prevent potential groundwater
maintenance. The methodology for New development within the 1- pollution.
Sec. 22-2-280. Southeast Weld compensation shall be determined 25 MUD areas shall provide a 3. MUD.WA.Policy 2.3.
MUD public facilities and services during the land use application review mechanism for balancing relevant Whenever feasible, the County
goals and policies. process. The developer shall submit fiscal and economic components of encourages the incorporation of
A. Due to the expense and the following at the PUD sketch plan transportation systems. community sewerage.
limited available funding,proper and phase of the development: 1. SE.MUD.T.Policy 3.1. C. MUD.WA.Goal 3. The
efficient allocation of public facilities a. Information which Require all PUDs to prepare a traffic County will strive to maintain and
and services is important. Since the accurately identifies all users of the impact analysis as outlined in the protect water supply conveyances
adoption of the Home Rule Charter, infrastructure improvements and MUD Development Standards to adequate to sustain agricultural
rising County expenditures have maintenance; determine project plus cumulative land.
created substantial public interest b. A proposal which development impacts created by 1. MUD.WA.Policy 3.1.
in how to cut cost and increase equitably distributes the costs of the PUD and determine appropriate The County will acknowledge water
efficiency of providing public infrastructure improvements and project mitigation. rights as private.
services and facilities. Revenue to maintenance by user share;and 2. SE.MUD.T.Policy 2. MUD.WA.Policy 3.2.
support public services and facilities c. A proposal that identifies 3.2. Establish a development fee The County will favor applications
in unincorporated Weld County an appropriate time schedule for program to collect a fair share that retum water to abandoned
is usually generated by levying infrastructure improvements and dollars-per-trip contribution for agricultural land for productive
property taxes and user fees. maintenance. constructing short- and long-term agricultural use.
B. The goals and policies in This information will be reviewed by circulation improvements. D. MUD.WA.Goal 4. The
this Section are intended to increase the Board of County Commissioners 3. SE.MUD.T.Policy 3.3. County will strive to maintain the
the effective and efficient delivery of in determining an equitable means The County will require improvement quality of all water bodies as outlined
public services and facilities within of distributing infrastructure costs of roads,streets or highway facilities in the State and Federal Water
the Southeast Weld MUD areas. Ills among the County at large, direct when dictated by traffic demand and Quality Standards.
the intent of these policies and goals users and the developer. land development patterns_ in the 1. MUD.WA.Policy
to enure that appropriate public 3. SE.MUD.P.Policy4.3.All MUD areas. 4.1. Sormwater collection and
facilities and services are available applications shall be referred to the F. SE.MUD.T.Goal 4. As treatment should be considered for
for developments in the Southeast applicable school district for review development occurs, the feasibility all development. The developer
Weld MUD areas. and recommendation regarding of a public transit system shall be will be required to employ beat
C. SE.MUD.P.Goal 1. school district requirements. examined in the MUD areas.Options management practices in the design
Provide efficient and cost-effective 4. SE.MUD.P.Policy 4.4. and reservations for transit facilities of all stormwater facilities.
delivery of adequate public facilities Development will be encouraged and land shall be maintained. 2. MUD.WA.Policy 4.2.
and services which assure the to pay its proportional share of G. SE.MUD.T.Goal 5. Irrigation ditches shall not be used
health,safety and general welfare of the local costs of infrastructure Coordination and consolidation as outfall points,unless it is shown to
the present and future residents of improvements within the MUD areas. of public safety facilities shall be be without reasonable hazard and/or
the area. This includes ongoing operating provided to meet required standards the ditch company provides written
1. SE.MUD.P.Policy 1.1. and maintenance costs required to of response times and public safety, acceptance of the stormwater.
Consolidation of Internal County service such development and any maintaining or exceeding the level 3. MUD.WA.Policy 4.3.
facilities or services shall be associated impacts resulting from of service that exists throughout the The developer shall incorporate all
encouraged to avoid duplication of the development. districts. Floodplain Management programs
costs and promote efficiency. G. SE.MUD.P.Goal 5. The H. SE.MUD.T.Goal 6. and the Master Drainage Plan Into
2. SE.MUD..MUD.P.P o I icy siting of schools wilt occur near,or Uses within the Southeast Weld the new development plans. The
1.2. Development that requires adjacent to,community parks,open MUD must recognize the current County adopted the South Weld
urban services and facilities shall spaces and trail systems. Weld County Regulations regarding I-25 Corridor Master Drainage
be encouraged to locate within a spacing of buildings to oil and gas Plan in November of 1999 and all
municipality, municipalities, urban Add thefollowing section(This entire production facilities. Adherence to stormwater designs within the In-
growth boundary areas, or an section duplicates Section 22-2-260, this regulation assures compliance Town and Gadding drainage basins
areas that can adequately provide which was moved from Section 26- with this goal in that it will reduce the shall meet the technical criteria of
infrastructure needs. Subject to 1-70;therefore,the name change of conflict between the mineral estate this report.
Intergovernmental Agreements with 1-25 MUD and Southeast Weld MUD and surface estate. 4. MUD.WA.Policy 4.4.
Weld County. is not highlighted. Any changes I. SE.MUD.T.Goal 7. The County encourages an overall
3. SE.MUD.P.Policy 1.3. initially made In Section 22-2260 Development shall work with Weld watershed approach to water quality
New development shall avoid are also not highlighted;so the only County Public Works to ensure management issues.
adverse impacts to surface and highlighted changes are differences that the appropriate infrastructure 5. MUD.WA.Policy 4.5.
groundwater quality and shall between Section 22-2-260 and 22- is in place to accommodate traffic Animal feeding and dairy operations
implement techniques to conserve 2-290: impacts as development occurs. shall comply with all ap
such resources. NI PUDs within County,state and federal ru and
the 1-25 MUD area shall use the Sec. 22-2-260. Southeast Weld Sec. 22-3-50. Public facility and regulations.
sanitary sewage disposal facilities MUD Transportation and circulation service goals and policies. 6. MUD.WA.Policy 4.6.
provided by St Vrain Sanitation goals and policies. A through B.4 -No change. New development shall preserve
District. All PUD water supply A. Local residents, B.5. P.Policy 2.5. Provide identified aquifer re-charge areas.
systems shall be provided by a rural commuters, travelers and business a mechanism for funding public 7. MUD.WA.Policy 4.7.
water district,company,association owners are dependent on major facilities, accommodating service Where feasible,drainage ways shall
or municipalitrtyy transportation corridors to access expansion,and community amenities be mainteained in their natural stab
4. SE.MUD.P.Policy 1.4. needed commercial and retail based on the demand created by to ensure natural re-charge.
Provide for coordination of solid services within the 1-25 MUD t he development. Metropolitan E. MUD.WA.Goal 5.
waste collection services,to include areas. The physical aspects of the districts)may be formed to address Development will occur in areas
establishment of service standards, circulation system in the MUD areas and assess needs based on the where adequate water quantity
approved fee schedules and shall be encouraged to foster travel development of the MUD. and quality is currently available or
recycling requirements. between residential neighborhoods reasonably obtainable.
D. SE.MUD.P.Goal 2. and the employment, regional and Sec.22-3-130. Rail transportation. 1. MUD.WA.Policy 5.1.
Provide adequate public safety neighborhood centers. These Athrough C-No change. Policy applications for proposed
facilities, such as satellite stations roadways should also be planned to D. A pPotential for conflict development will assess currently
for police, fire and ambulance and reinforce the boundaries of the MUD exists between railroad lines and available or reasonably obtainable
encourage the siting of co-located area and give a sense of orientation other land uses within urban growth water quantity and quality.
facilities and equipment. while traveling. boundaries and the 1-25 Mixed Use
1. SE.MUD.P.Policy 2.1. B. The goals and policies Development areas. Municipal CHAPTER26
Public safety facilities shall be in this Section are intended to type uses and services are planned MIXED USE
provided to meet required standards foster a more efficient transportation for both of these areas which will DEVELOPMENT
of response times and public safety, network, provide for the safe and increase auto and pedestrian traffic
maintaining the same level of service efficient movement of people and and the number of noise-sensitive
that exists throughout the districts. goods, and promote a wide variety uses. Potential conflicts could be
2. S E.M U D.P.P o I i c y of transportation options in the avoided by signalizing or separating
2.2. The County law enforcement Southeast Weld MUD areas. crossing points for trains from other
agencies shall focus on Interaction C. SE.MUD.T.Goal 1. To vehicular and pedestrian traffic,and
with the public. This focus should provide a well-integrated, balanced separating noise-sensitive uses by
facilitate a community-based transportation system that considers distance or utilizing noise abatement
approach to public safety such as all modes of travel and meets the techniques.
educational programs,neighborhood public need for mobility,comfort and No change to remainder of Section.
IEGALS rode at entrance a specific prefects Impacts. The meets
C. A minimum landscape County flier regale the M'alepar tie access coital guidelines as
setback along 1-25, State Highway to contra payment peyna &pay the presented In Sedan 4.4.2 of the
from page 34 119 and all strategic Dads and their costs of said improvements through MUD Background Document
subsequent frontage roads,shall be an Improvements Agreement. All available at the Department of
My feet (50') measured from the traffic impact analysis shall contain, Planning Services.
allows for adequate germination existing or planned future right-of- as a minimum, the following 10. Mitigation Measures:
and establishment of the turf to way. information: Mitigation measures will be to
sufficiently control erosion. d. Along 1-25, State 1. Introduction: Describe imOementtheneeded improvements
7. Landscaped areas shall Highways 119 and 66,Weld County the proposed development and to offset project impacts as
be configured to maximize their Road 1,and all strategic roads,tree parameters of the study area. determined by the traffic impact
interconnectivity within the site, to planting distances shall be clustered 2. Existing Conditions: analysis.
natural areas and to landscaped or grouped from the roadway to a. The street capacity C. Design Standards.
areas within existing or future avoid a straight line of trees. The standard in the MUD areas is Level 1. All development within
adjacent development. Small effectiveness of the screening shall of Service C and the intersection the MUD areas shall comply with
isolated islands of landscaping, be increased by planting trees and capacity is Level of Service D. Chapters 22, 23, 24 and 27 of
except as required in parking lots shrubs in layered beds(two or atom b. Conduct a.m. and p.m. this Code and the Colorado State
o
and for screening along roadways, rows of plant material rather than a peak hour turn movements and Highway Access Code, 2 CCR
shall be avoided. Open space shall single row). A mix of coniferous and average daily traffic counts for 601-1. Consistent with the urban-
be provided where significant natural deciduous trees and shrubs shall be intersections and links within the scale development standards in
features exist. planted in clusters or groupings. study area,if there are no available the MUD areas, all parking areas
C. Landscaping e. Applicants adjacent to counts collected within the previous for commercial and industrial
Requirements for Parking Lots. I-25 and/or State Highway 119 shell twelve(12)months. development shall be paved
1. At least ten percent construct a berm along I-25 and/or c. Conduct a peak-hour according to geometric and road
(10%) of the area of a parking SH 119 the highway with maximum intersection level of service analysis structure design standards.
lot must be landscaped if the lot 5:1 side slopes to a height sufficient for the intersections. 2. Geometric Design
contains ten (10) or more spaces. to screen ground plane development d. Determine whether Standards. Geometric design
Theis requirement may be counted (parking lots,storage areas or other the existing daily traffic volumes for streets and roads shall be in
toward the maximum lot coverage similar site elements) as far as exceed the arterial daily volume accordance with A Policy on the
requirement of each zone district. one hundred eighty(180)feet from standards as identified in the MUD Geometric Design of Highways and
At least seventy-five percent(75%) the right-of-way line (fifty feet of street standards for major arterial, Streets published by the American
of the required landscape area shall landscape setback plus one hundred arterial, secondary, collector and Association of State Highway
include living plant material. thiry feet of site development). The local streets presented in Appendix and Transportation Officials.
2. Berming and shrub maximum height berm required shall 24-E, Roadway Cross-Sections, Specifications, standards or design
or tree planting shall be used to be six (6) feet above the existing to Chapter 24 of this Code. These criteria published by the other
screen parking lots from view of the elevation in the location of the standards delineate right-of- governmental agencies,professional
roadway. Berms can vary in height, berm. If needed, additional height I way, lane configurations, median organizations or generally accepted
depending on location and proximity beyond that which can be achieved treatment,bike lanes and pedestrian authoritative source may be used in
of existing trees. Berms shall have with a six-foot-high berm shall be sidewalks. geometric design. All specifications,
•
smoothtransitions from the top of the achieved through dense landscape I 3. Cumulative Conditions: standards,or design criteria shall be
curb to the setback line so as to not plantings. Plantings on top of berms a. Identify previously referenced and copied as part of the
create snow traps,with allowances shall be designed so as to not create approved or anticipated submittal information.
made for placement of the sidewalk. snow traps. A berm may not be developments that may affect the 3. Road Structure.
Grading of berms shall not be lumpy required if the subject property is study area's circulation system. Structural capacity shall be
or abrupt. See Appendix 26-H to elevated above the roadway and b. Generate,distribute and designed in accordance with the
this Chapter it can be demonstrated that views assign traffic to the existing roadway Guide for Design of Pavement
3. - Landscaping techniques into the site will not be possible for network. Structures published by the
shall be used to alleviate the harsh a distance of one hundred eighty c. Determine annual American Association of State
visual appearance that accompanies (180) feet. Required landscaping growth rates and project future Highway and Transportation
parking lots. See Appendix 26-I to and screening within the landscape traffic volumes for the time frame Officials. Specifications, standards
this Chapter. At least seventy-five setback and other portions of the corresponding to project build-out. or design criteria published by other
percent (75%) of the length of the property shall be govemed by the d. Identify funded governmental agencies,professional
frontage of the parking lot must be landscape standards contained circulation improvements, both organizations or generally accepted
effectively screened. within this Chapter and any other public and private, that will be authoritative source may be used in
4. A minimum of five more restrictive requirements constructed, prior to the proposed design. All specifications,standards
percent (5%) of the parking area contained in Chapters 23 and 24 of development's occupancy. or design criteria shall be referenced
shall be landscaped exclusive of this Code. e. Conduct a peak and copied as part of the submittal
setback areas. Trees planted in f. There shall be a hour intersection level of service information. All roads shall adhere
parking areas should be either in minimum twenty-five-foot-wide analysisanddompare daily volume to the staiidanib set forth in-Chapter
bays or planting islands of at least landscape setback along State forecasts to street standards 24,Article VII of this Code.
five feet by five feet(5'X 5'). Trees Highway 66, Weld County Road 1, assuming cumulative developments, 4. Structural Road
should be distributed throughout the and all strategic roads, measured annual growth rates and funded Improvements. Adjacent roadways
perkirq area;however,they shall be from the existing or planned future improvements. shall be designed to meet the
placid so that they do not obstruct right-of-way. f. Determine mitigation full typical section specified in
visibility for cars and pedestrians. g. There shall bee minimum measures to offset cumulative the County Transportation Plan
Generally,every tenth parking space twenty-foot-wide (20') landscape conditions if level of service exceeds and Chapter 24 of this Code. For
should be delineated with a planting setback measured from the existing the MUD areas standards. example, improvements may
island in addition to the five percent of planned future right-of-way to any 4. Trip Generation: include the construction of travel
5( %). See Appendix 26-J to this parking lot, fencing, storage area Determine daily, and a.m. and lanes, shoulders, bike lanes,
ChaPar or structure. Required landscaping p.m. peak hour trip generation for medians,curb,gutter and sidewalks.
5. Loading, service or and screening within the landscape the proposed development using Required improvements may also
storage areas must be screened setback and other portions of the established rates identified in the Trip include the acquisition of right-of-
with an opaque screen that is property shall be governed by the Generation Manual published by the way and construction easements
an integral part of the building landscape standards contained Institute of Transportation Engineers that will be dedicated to the public.
or as agreed to with County staff. Improvements attributed to the
architecture. Chain link fencing within this Chapter and any other s. Trip Distribution: Based development shall be consistent
with slats, fabric or pallets are not more restrictive requirements
an acceptable screening material, contained In Chapters 23 and 24 of on assumption confined in the with the direct impact a particular
Plant material shall be used to soften this Code. MUD areas traffic analysis or market development has on the County
the appearance of the screen. h. Appendices 26-M estimates, describe the antcpated road system, as determined by a
D. Landscaping through 26-P to this Chapter trip distribution patterns for the professional transportation study.
Requirements along Roadway illustrate the proposed character, proposed development. The road improvements agreement
Corridors farming and landscape setbacks 6. Trip Assignment Based and roadway construction plans
1. Intent The major for the 1-25 and State Highway 119 on the projected trip generation, shall be considered by the Board of
roadway corridors within this MUD corridors. assumed trip distribution and County Commissioners.
area are 1-25, State Highway the prevailing roadway network, D. Circulation System.
119, State Highway 66 and, Weld Sec. 26-2-60. Transportation and assign the projected traffic to the 1. The proposed MUD
County Road 1 and all strategic circulation regulations. (Moved intersections and streets within the circulation system is presented at
roads as delineated by the Weld from 26-2-80) study area. Map 2.2, the most recent copy of
County Strategic Roadways, dated A. Intent. As transportation 7. Existing + Committed which is on file at the Clerk to the
December 2004. These roadways demands increase in the 1-25 MUD + Project (E+C+P)Traffic Volumes Board's office and the Department
play an important role in the function area, the need to preserve the and Level of Service: of Planning Services. The
and image of the MUD areas. The functional integrity and hierarchy of a. Add project a.m. and transportation network reflects a
following design standards relate the existing roadways and provide p.m. peak hour and daily traffic hierarchy of roads, from a major
volumes to existing plus committed arterial which serves both the
to the visual quality of these four new roadway capacity is becoming
(4) roadways. As the MUD areas increasingly important. The purpose -Ira volumes. regional and local traffic with higher
develop, additional roadways of this Section is to provide for the b. Conduct intersection speeds and capacities with controlled
mayrequire planning,design and construction of level of service analysis and pnvate access,to a collector which
similar jonsideratandetermine whether daily traffic serves local traffic and provides
as these existing major roadway improvements to new and existing volumes exceed street standard access to future development. The
corridors. This determination will be roadway facilities consistent with
thresholds. proposed hierarchy of roads includes
made by the Department of Public Chapters 22, 23, 24 and 27 of this 8. Signal Warrant Analysis: both reconstruction and/or widening
Works and the Colorado Department Code. The intent of these standards a. The 1-25 MUD of existing roads and alignments
of Transportation. All roadways that is to provide for a certain level of
are not considered major roadway performance. Consequently,if it can Transportationre Network Map 2.2, for new roads. The transportation
f
axridors are considered secondary be shown that an altemate desi n, � the most recent copy of which is on network also identifies locations of
roadways. material or procedure will provide file at the Clerk to the Board's office future signals.
2. Design Criteria. performance equal to, or better and the Department of Planning 2. The MUD roadway
a. Plantings along road than, the required design, material Services, identifies future locations cross-sections are identified at in
rights-of-way shall be integrated or procedure,that alternate may be for signalization. Signals, however, Appendix 24-E, Roadway Cross-
with the rest of the site. approved by the Director of Public should not be installed prior to when Sections,to Chapter 24 of this Code.
b. That portion of a lot in Works. they are needed. Roadway classifications may change
b. Using the AASHTO as development in the MUD areas
any zone distnct which abuts public B. Traffic Impact Analysis. Manual on Uniform Traffic Control occurs. Roadway classifications
or private road right-of-way shall be All significant developments within Devices (MUTCD), determine may be re-evaluated by the Director
landscaped with a minimum two- the MUD areas shall be required whether proposed intersection of Public Works with the results of
and-one-half-inch (2-1/7) caliper to prepare a traffic impact analysis. volumes exceed signal warrants for the traffic impact analysis.
shade tree or six-foot(6')minimum All traffic analysis information those locations on the transportation
height coniferous tree at a distance and reports shall be prepared network where signals are Sec. 26-2-70. Sign district
of ten(10)feet,measured at a right and certified to by a Registered regulations. (Moved from 26-2-90)
angle from the lot line towards the Professional Engineer competent in 9. Access: Projects A. Intent. Within the 1-25
interior of the lot,for every forty(40) traffic engineering. The intent of this involving access to the state highway MUD areas, signage has become
linear feet of street frontage. Trees analysis is to determine the project's system shall indicate appropriate an increasingly important issue,
may be grouped with a maximum cumulative development impacts,
distance of one hundred feet(100') appropriate project mitigation and conformance Highwayo the Access ct revisions 5, traffic Highway
between trees or groupings, with improvements necessary to offset of the State shall wothe such as I-C y ads 22 and
The report discuss how the and Weld County Roads 22 and
J-
1) Retail shops.
49. While2) Civic uses such as
le JAM asencourage any ii developraedtt libraries, community centers and
"°yiMM�aul important d its areas it Mad to darts LEGALS churches.
signs advertising hapM of sib lres. se t6ad 3) Service businesses such
obscure fa landscape cars open space. from page 35 as offices.
and confuse and distract drivers development arslards found in 4) Public facilities and utility
Signage controls are intended to plan are the maternal development
service facilities.N
protect and preserve the visual standards Stowed in the SouheW0.' implement - planned land use 5)) Restaurants.
quality of the roadways within the Weld MUD area. 8) Retail and wholesale
1-25 MUD areas whiledevelopment. These categories are
Preventing A. This MUD area will be a further defined as follows, and are establishments.fah
Me obstruction of traffic visibility balanced and sustainable community � 7) Light manufacturing and
ral edaUs on the Southeast ntStructural
Weld research facilities.
and confusion from s.improperly Th i integrates of traditional rural Mixed Use the most r ctntc ropy placed and designed signs. These heritage of Weld County into all Land Use Map,the most recent copy Res dent a
provisions control the magnitude, aspects of the community. It Is of which is on file at the Clerk to the neighborhoods.
placement and number of-signs the intent of the area to fit within Board's office and the Department of a. Residential districts
in the I-25 MUD area. These the landscape of southern Weld Planning Services. The correlation within this MUD area are encouraged
regulations can be found in Section County by preserving prime irrigated of the categories to generalized zone to be cohesive, identifiable and
23,Amide IV of this Code. agricultural land for use by loth districts as defined in Chapter 23 of diverse, while retaining the current
Sec. 26-2-80. farmers and by providing a transition this Code are outlined in the table at agra^an character of residents in
Utility, infrastructure of land uses that focus the high Appendix 26-C to this Chapter. In the area. The County encourages
and public facility regulations. densities in the center and lower all cases, Chapters 23,24, and 27 comprehensive and coordinated
(Moved from 26-2-100) densityies along the perimeter, should be consulted for clarification neighborhood design efforts in
A. Intent. By their and by incorporating a prairie style of specific requirements. developments, especially with
nature, most utility services are character into the theminge of the 1. Main Street. regard to circulation provisions,
highly regulated. This regulation community. a. A Main Street created
encompasses ownership,financing, B. This MUD area will in the heart of the Southeast Weld conservation of natural features
competition, cost recovery, include a variety of land uses that MUD will serve the neighborhood and relationship to established
construction, environmental are organized around a passive and commercial and retail needs of the neighborhood centers. The
protection and safety. Given this active open space system and an community. This town center should County also encourages diversity
regulatory and legal environment, ongoing agricultural element. There be reminiscent in character of rural of housing types, including owner-
well-established federal, state, will be a diversity of housing types communities throughout the West. occupied and rental housing,which
councodes exstthat-which govern most of eards/ bcolnomic levels citizens om a wide and age groups commercial cee b. nters Small-scale,
the Main the serve all ieconomic on a d matches of
local
aspects of utility service. The intent to live within the community, as Street shall be appropriately located incomes and age groups.coHigher
of this Section is to provide additional well as some commercial and retail and scaled to improve the livability residential densities shall be
regulations and standards for water services, to address the needs of of residential neighborhoods, situated within close proximity
supply to meet fire flow demands the residents. while avoiding strip development to the designated neighborhood
and solid waste collection service, C. patterns and avoiding the creation centers. Each neighborhood shall
and to provide standards for public Neighborhoods within this MUD area of destination retail or business uses have an interconnected network
facilities and services throughout the will vary within the community and serving areas beyond the immediate of local streets that provide direct
MUD areas. may include one-acre cluster lots community. Commercial uses connections to local destinations.
B. Water Supply and adjacent to existing agricultural areas should not exceed a 0.25 floor area b. Residential development
Sewage Disposal.Thespecifications and traditional single-family lots, ratio. Uses within the Main Street within this MUD is clustered in such
of water supply requirements for as well as areas for higher density may include the following: a way as to protect and preserve
fire protection within the 1-25 MUD town homes. The character of the 1) Banks. large contiguous areas of open
areas are provided by the Mountain neighborhood commercial services 2prime irrigated agricultural
Day csre centers. space,ow Fire Protection District. The shall be reminiscent of that found 3) Person. land, important v natural resources
s
Mountain View Are Protection in rural communities throughout a Personal service and scenic views. The intent is
District shall beconsulted . the west: limited public ancillary establishments.Res to include a mix of densities to
the pt r 2i of its hi Coe requirements. facilities, /or as a ion; grange 5) Restaurants. create variation and options within
Chapter 22 of this Code specifies facility and/or fire station; a grange 6) Retail sales. the neighborhoods beingcreated,
that the water supply system servinghall for local gatherings or farmer's f) Civic and cultural ranging from low density rural
a proposed development site or markets,agricultural businesses and facilities. estate lots(1 dwelling unit per acre)
zone district must deliver a minimum other neighborhood convenience 8) Places of worship. up to medium density areas (10
of five hundred (500) gallons per services and businesses;as well as 9) Clubhouse and dwelling units
minute at twenty (20) pounds per a variety of high to higher density recreational facilities. within and nearrethe r a ceenter or envisr core square inch residual. pressures housing. area as defined by the intersection
for thirty (30) minutes. The St. - 10) Public gathering areas. of Weld County Roads 49 and
Vrain Sanitation System, a private Sec.26-3-30.Southeast Weld MUD . c. Site design techniques 22. Appropriate neighborhood
sanitation system, shall_service all Structural Land use categories. should be incorporated that provide commercialservices permitted under I
sewage disposal within the 1-25 In the Southeast Weld MUD convenient vehicular and pedestrian the Comprehensive Plan's definition
MUD areas for uses except those area, land use is grouped Into access to the neighborhood of"Residential"will be located at this
specifically called out and exempted six categories. These categories commercial areas from adjacent general intersection. All uses within
from the PUD process in Section 26- are conceptual and not intended residential neighborhoods. the Residential land use category
2.60 of this Chapter. or construed to give rise to any 2. Commercial centers. will utilize public sewer service.
C. Solid Waste:Residential vested rights in the continuation of a. Commercial uses will be c. The residential diversity
and commercial solid waste any particular use, district, zoningallowed in the residential designated incorporates single-family detached
be
collii arranged tdn cestls in the area between shshad ll lassication herein _any permissible lands within this MUD area as homes, attached single-family
waste disposal firms and property A. Structural land use Comprehensive provip for by the Weld County e and ity multi-family l homes.
owners/managers. Solid,waste categories: Plan. These uses The community elements ofa a
disposal shall be accomplished by 1. Main Street. will consist only of neighborhood neighborhood,such as active parks,
oriented businesses that will passive open space,public and civic
collection firms at licensed disposal 2. Commercial centers.
support goods and services for the facilities, including but not limited
facilities. 3. Main Street villa
D. Storm Drainage Design 4. R e s i d e nt i a I residential neighborhoods and are to, schools, utilities, roadways, fire
envisioned to be located around the protection, law enforcement and and Technical Criteria. The County neighborhoods.
does not publish technical data or 5. Agricultural lands. junction of Weld County Roads 49 ses of n the will be permitted
and 22. uses within the residential land use
storm drainage design manuals. B. Limiting sitefactors.
The consulting engineer for the B. Each structural designation. All uses will have
developer is to use published consists of distinct and u rte b. Commercial uses that good pedestrianlity connectivity and
material by a generally accepted qualifies and Is established as would serve aaccessibility.
authority approved by the Director a matter of policy togreater area would d ad.nd development pe successfulfre design
of Public Works. The material used implement guide and the Pioneer community undesirable and of area
al
must be referenced and pmplanned land use a traffic,ate ud not impacts such is neighborhoods within this MUD
of copied as a further t.
These categories 26-o as would the be considered provide
tefunctionseplace and
nld
development within
h MU . a are further defined in indite appropriate in "Residential" and provide a sense o place
shah ere the MUD areas th2-e. o below h and are delineated on designation.lmn Regional commercial community encouraged
in Developments
aei adhere to the Storm Drainage Development Southeast Weld Mixed Use in development will and encouraged the features to incorporate
n and Technical C30 of setheArea Structural Land in estate- towns along the design fthe neighborhood gh enhance and
tons in Section 24-7-130 of Use Map, most recent copy of Interstate-76 corridor.
this Cade. which is on file at the Clerk to the c. Commercial centers quality rom of for its and
E. Schools. Board's Office and the Department of characteristically have high promote
example safety
ffovaious residents.
ARTICLE III Planning Services. The correlation transportation impacts and considerations for subdivisions is
of the categories to generalized zone environmental issues such as noise, illustrated at in Appendix 26-D to
Southeast Weld MUD districts as defined in Chapter 23 of dust and pollution. Even with the this Chapter. These neighborhoods
this Code are outlined in the table at associated impacts, these centers should be accessible via sidewalks,
Sec.26-3-10. General. Appendix 26-C to this Chapter. In are intended to provide pleasant and trails or greenways,creating identity
Recent activity in the MUD areas all cases, Chapters 23, 24 and 27 safe environments for employees for individual neighborhoods.
has accelerated and reinforced -should be consulted for clarification and visitors through high planning Residential areas characteristically
the need for long-tern approaches of specific requirements. and design standards. Outdoor have few environmental impacts
to planning. This increase in C. Contiguous open space eating and seating areas,pedestrian and rely more upon service-related
development has resulted in the that provides a balanced mix of routes within parking lots,and other provisions such as law enforcement
creation of development standards active and passive recreations pedestrian amenities should be and fire protection. New
to regulate these areas. These opportunities will be an integral provided for employees and visitors. _i development standards shall element of this MUD area and will Employment centers include, but �--
apply to all structures and land be clustered in order to provide for are not limited to, the following de ant within these locations
within the 111JD--zees as shown meaningful open space corridors, activities and services in ehaK,on the Southeast Weld Mixed which will include an extensive trail density commercial and industrial t associated with i s'uses Resitl' ential
Use Development Structural Land system that links the neighborhoods zone districts:
neighoorhoods include, but are not
Use Map, the most recent copy of to local amenities, such as schools 1) Hotels and motels. limutad s,he following activities and
which is on file at the Clerk to the and parks. This open space shell 2) Restaurants, including services:
Board's office and the Department be located on the Southeast Weld drive-in restaurants. 1)of Plannig Services. These Mixed Use Development Structural 3 Utility service facilities. 2 Small parks.
regulations provide development Land Use Ma Civic uses, leech P 43 Police and fire stations. Paces of worship, libraries sirr d
standards to implement the goals D. Each structural category 5 Any use of a research, community centers.
and policies in the Mixed Use consistsof distinct and unique repairing,manufacturing,fabricating, 3) Public facilities, such as
Deveilopme s t section of Chapter 22 qualities and is established as processing, assembling or storage schools.
a matter of policy to guide and nature as long as the use is 4) Service
conducted entirely within enclosed such as smaller offices businesses,
Sec.26-3-20. Intent. buildings. 5)The intent of these regulations • Please see LEGALS 3. Main Street villages. 5. Residential ultu mid.
e.
is to ensure the compatibility of 9 Agriculture landsu1,4
various land uses, buildings or 36 a. Main Street villages a. Approximately 1,400
structures within the Southeast Page are intended to provide safe,
Weld MUD area. These regulations goods areas offering convenience
are intended to allow flexibility and CPAXLP f andsurrounding services to neighborhoods.
of centr den eodal
These centers include commercial
and industrial activities which are
medium-intensity levels and have
few environmental and service-
related impacts. Activities in these
centers may include the following:
eves of this MUD area will remain 2.2 Maximum Lot Coverage in the Southeast Weld MUD area
'`Z one District within the POD Percent of Maximum Lot
agricultural. Lands that are currently
ntsrtire Covenoe
imgated and have the necessary
soil characteristics will continue to c-f c-s asx
be used for agriculture purposes.
Through the use of alternative R-f.Estate A• 30%
irrigation methods, the identified
agncuttural lands will remain a R.t_R-3 5J R-5 60%
viable and important asset to Weld
County. The effluent from the
proposed treatment facility located •Agricultural zone districts In platted
in tMs MUD area will be a sourceNOTICE
of water that can be managed as
I part of a re-use management plan s a Sec.regulations. (26-3-60. Landscaping PURSUANT to the Weld County
that will make water availableDuplicate of 26-2-50) Home Rule Charter, Ordinance
irrigation within this MUD area, asNumber 2006-4 published above,
as the potential for providing Sec 26-3-80. Sign district was introduced and,on motion duly
som
e assistance for the agricultural regulations. (Duplicate of 26-2-70) made and seconded, approved
wanndthe Box Elder
sin. ' upon first reading on April 10,2006.
wells water
within the Box Elder basin.U See 26-3-100. Utility,infrastructure A public hearing and second reading
The water that will serve this MUD and public facility regulations. is scheduled to be held in the
Weld County,providing a source ofE
mustbe treated and released of !. rpli ate of 26-2-80) Chambers of the Board, First Floor
a Schools. Hearing Room, 915 10th Street,
groundwater recharge that can be ! 1. A residential subdivision Greeley, Colorado 80631, on May
a benefit for agricultural within Weld wells and application shall be referred to the 8,2006 All persons in any manner
crop producing areas applicable school district for review interested in the reading of said
County. 26-2-20.E) and recommendation regarding Ordinance are requested to attend
6. Limiting site factors. school district requirements. The and may be heard.
(Duplicate of Department of Planning Services,
Sec.26-3-40. Common open space Planning Commission and Board Please contact the Clerk to the
regulations. (Duplicate of 26-2-30) of County Commissioners shall Board's office at phone (970)
Sec.26-3-50.Maximum lot coverage consider the recommendation of the 336-7215, Extension 4225, or fax
school district. (970) 352-0242, prior to the day
regulations. (Duplicate of 26-2-40, sdto of the hearing if, as the result of a
except land usele) Re-enact Appendices 26-D, 26-F disability, you require reasonable
All th . W applications in the through 26-N, and 26-P without accommodations in order to
Southeast Weld MUD areas shallgoverning charge; Amend Appendices 26- participate in this hearing.
adhere to the regulations ofot A, 268 26-C, 26-E, and 26-0, as
the maximum percentage of lot attached. Any backup material, exhibits or
coverage. The maximum lotinformation previously submitted to
coverage percent is defined a maximum BE IT FURTHER ORDAINED by the the Board of County Commissioners
district
i t the total area bef a lot in a Boot that the Clerk to the Board be, concerning this matter may be
zone yisst u that shall covered t and hereby is, directed to arrange examined in the office of the Clerk to
by any structure. Land shall not for Colorado Code Publishing to the Board of County Commissioners,
be deemed covered if it is used supplement the Weld County Code located in the Weld County
for growing grass, shrubs, trees, with the amendments contained Centennial Center,Third Floor, 915
plants or flowers; if it is covered by herein, to coincide with chapters, 10th Street, Greeley, Colorado,
decorative gravels or wood chips;d. articles, divisions, sections, and between the hours of 8:00 a.m.and
if it is otherwise suitably landscaped. sub sections as they currently exist 5:00 p.m., Monday thru Friday, or
The percentage of coverage one within said Code; and to resolve may be accessed through the Weld
lot shall not include the area of the any Inconsistencies regarding County Web Page (www.co.weld.
lot or development designated as capitalization, grammar, and w.us). E-Mail messages sent to
common open sE.paceas percentages c in numbering or placement of chapters, an individual Commissioner may
Appendix Table Ta The below all articles,divisions,sections,and sub- not be included in the case file.
outlinedde in maximum p shall be sections in said Code. To ensure inclusion of your E-Mail
for each ac the lot coveragecorrespondence into the case file,
for Weld
a within the BE IT FURTHER ORDAINED by please send a copy to charding,�,co.
Southeast Weld MUD area. the Board if any section,subsection, weld.co.us.
paragraph, sentence, clause, or
phrase of this Ordinance is for SECOND READING: May 8, 2006,
any reason held or decided to be at 9:00 a.m.
unconstitutional,such decision shall THIRD READING: May 31.2006,at
net affect the validity of the remaining 9:00 a.m.
portions hereof. The Board of
County Commissioners hereby BOARD OF COUNTY
declares that it would have enacted COMMISSIONERS
---
this Ordinance in each and every WELD COUNTY,COLORADO
section, subsection, paragraph,
' sentence,clause,and phrase thereof DATED: April 14,2006
irrespective of the fact that any one PUBLISHED: April 19,2006,in the
or more sections, subsections, Fort Lupton Press•
paragraphs, sentences, clauses, - -
or phrases might be declared to be
unconstitutional or invalid.
NOTICE
The Board of County Commissioners of Weld County, Colorado, will conduct a public
hearing at 9:00 a.m., on April 10, 2006, in the Chambers of the Board of County Commissioners,
Weld County Centennial Center, 915 10th Street, First Floor, Greeley, Colorado, for the purpose
of considering amendments to certain sections of the Weld County Code, as currently amended.
Second and third readings of said Ordinance will be considered on May 8 and May 31, 2006. All
persons in any manner interested are requested to attend said hearing and may be heard.
If a court reporter is desired, please advise the Clerk to the Board, in writing, at least five
days prior of the hearing. The cost of engaging a court reporter shall be borne by the requesting
party. In accordance with the Americans with Disabilities Act, if special accommodations are
required in order for you to participate in this hearing, please contact the Clerk to the Board's Office
at(970) 356-4000, Extension 4225, prior to the day of the hearing.
Copies of the proposed amendment may be examined in the office of the Clerk to the Board
of County Commissioners, located in the Weld County Centennial Center, 915 10th Street, Third
Floor, Greeley, Colorado, Monday through Friday, 8:00 a.m. to 5:00 p.m.
DOCKET NO. 2006-25
APPLICANT: Pioneer Communities, Inc.
c/o Reutzel and Associates
9145 East Kenyon Avenue
Denver, Colorado 80237
REQUEST: Code Ordinance#2006-4, In the Matter of Repealing and Re-enacting Chapter
22 Comprehensive Plan and Chapter 26 Mixed Use Development
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
DATED: March 24, 2006
PUBLISHED: March 29, 2006, in the Fort Lupton Press
EXHIBIT
�. °Q t. '/
2006-0945
NOTICE PROOF OF PUBLICATION
Co iBoer of County FORT LUPTON
Commissioners Weld Cpubty,
nCearing
will a.m.,conducta public
10. STATE OF COLORADO
200 at 9:00 a.m., on r April t e
2006, in the Chambers of the
ward of County Commissioners, COUNTY OF WELD SS.
A County Centennial Center,
10th Street, First Floor,
eeley,Colorado.for the purpose
of considering amendments to
certain sections of the Weld I, Karen Lambert, do solemnly swear that I
County Code, as currently
amended.Second and third am the Publisher of the Fort Lupton Press;
readings of said Ordinance will be
considered 8 and May 31. that the same is a weekly newspaper printed
2006 All persons in any manner
interested are requested to attend and published in the County of Weld, State
said hearing and may be heard. p
It a court reporter is desired, of Colorado, and has a general circulation
please advise the Clerk to the
Board.Ithehe,ing. T least five days therein; that said newspaper has been
prior of the hearing. The cost of
engaging a court reporter shall be published continuously and uninterruptedly
borne by t the requesting party. In
accordance with the Americans in said county of Adams for a period of more
with Disabilities Act, it special
uto are required in
than fifty-two consecutive weeks prior to the
for eu participate the in this
hearing, please t 7Clerk first publication of the annexed legal notice
to me Board's n 422 at priort the 9
40yo. Extension 4225. "^qr`°the or advertisement; that said newspaper has
day of the nearing.
of the °r°°used been admitted to the United States mails as
amendment may ce examined in
the office of the Clerk to the Board second-class matter under the provisions of
of County Commissioners, located
in County Centennial the act of March 3, 1879, or any
Center, 915 10th Street, Third
Floor. Greeley. Colorado, Monday amendments thereof, and that said
trough Friday, 8'.00 a.m. to 5:00
p_m newspaper is a weekly newspaper duly
DOCKET NO 2006-25 qualified for publishing legal notices and
APPLICANT: advertisements within the meaning of the
Pioneer Communities,Inc.
c'e Reutzel and Associates laws of the State of Colorado. That the
9145 East Kenyon Avenue
Denver.Colorado 80237 annexed legal notice or advertisement was
REQUEST: Code ot of published in the regular and entire issue of
U In the Matter of p g
'ate iveacPlan every number of said weekly newspaper for
•inter 22 Comprehensive 6ixedUse
Chapter 26Mixed Use the period of 1 consecutive insertion(s); and
vevelopmen[
BOARD OF COUNTY that the first publication of said notice was in
COMMISSIONERS
C OLORADO WELD the issue of newspaper, dated 29th day of
WELD
DATED,March 24,2006 March, 2006, and the last on the 29th day of
PUBLISHED: March 29, 2006, in March 2006.
the Fort Lupton Press t
`�r�F� Publis er. scribed orn before me, this the
/�^��/`` � 27th day of March, 2006.
�[J//ry�1I14A�r
I f fi/1j7., (-
/ pt
• a -
'i .._/,tom,/N."
^ r� e.'���t.�_ ��a Notary Public.
CASE NO.401951 key 25886
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