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Home My WebLink About20060947.tiff Attachment K Pioneer Submittal Notebook ("Applicant's Submittal") 2006-0947 Weld County Comprehensive Plan Amendment Pioneer Communities, Inc. Executive Summary The Application proposes an A central water system will Proposal amendment to the Weld \Vater be provided to serve the County Comprehensive Plan residents through the use of metropolitan from the current designation of Agriculture to districts. The central water system will be a Residential and Neighborhood Commercial land community water system approved by the use designations providing for urban Colorado Department of Public Health and development. Environment and will be operated in accordance with the Colorado Primary Drinking Water Location Pioneer Communities Inc. and Regulations to assure the safety of the public HP Farms LLC, ("Applicant") is drinking water supply. the owner of the property located in southern Weld County generally at the intersection of CR Wastewater treatment Metropolitan 49 (Kersey Road) and CR 22, north of the Districts will existing towns of Hudson and Keensburg, and be created to provide wastewater collection north of Interstate-76 (I-76). The site is in the services to the development. Wastewater Box Elder Drainage Basin. This area has easy treatment will be provided at a wastewater accessibility to the E-470 toll-way, Denver treatment facility to be operated by the Resource International Airport and several major Colorado Water and Sanitation Metropolitan employment corridors such as downtown District. The new treatment facility will be Denver, Commerce City / Stapleton and the operated in accordance with a discharge permit Greeley area. to be issued by the Colorado Water Quality Control Division in accordance with the Colorado Land Uses The land uses of the Water Quality Control Act. Weld County Comprehensive Fiscal Impact Development Plan amendment include Residential uses, will pay its Neighborhood Commercial/ Mixed Use uses, own way and Agriculture uses. In addition there will be providing a net benefit to the Weld County dedicated active and passive Open Space General Fund of $6M, a breakeven with through the property. Consideration to property Foundation contribution of $8.5M for School within the flood hazard area and mapped 100- Capital Costs, and $330M available for Fire, year floodplains will be considered in planning Library, Jr. College and other expenditures. future development. Project rationale The Property is Neighboring predominately surrounded • Water resources remains in County. Uses by vacant and agricultural prope , arger o residential uses and oil and • Provides urban development driven by Weld gas wells. County"Strategic Roads"and regional The site economic gererators. Traffic and Roads has access • Demonstrates sound sustainable planning from concepts. designated Strategic Roadways within the Weld County road system, with access from I-76. • Increases Weld County tax base/ prevents deterioration of tax base and provides value Fire Protection The site is in and services to the region. the • Conserves natural and agricultural SE Weld County Fire District, as well as the resources and protects irrigated prime Hudson Fire District. agricultural land. School The property • Cooperation with existing towns to is within the strengthen established identities and meet Weld Central Re-3(J)School District. the area's goals. Weld County Comprehensive Plan Amendment Pioneer Communities, Inc. Executive Summary (continued) WHY does the two primary locations for urban WHIN Comprehensive Plan require development; (1) within defined urban an amendment? growth areas of existing cities and towns The Weld County Comprehensive Plan and (2) in areas where urban services exist ("Comprehensive Plan") is in need of or can be reasonably obtained. Based on amendment due to the changed and the changing condition of growth pressures, changing conditions in Weld County this amendment is appropriate and generally and the changed and changing necessary because it addresses one of the conditions of the 1-76 corridor in the area Weld County Comprehensive Plan between Lochbuie and Keenesburg. The directives. changed and changing conditions evident in the local area relate to the provision of Based on the foregoing reasons and the urban services around county strategic fact that the proposed amendment meets roadways. The amendment is proposed to many of the goals of the Weld County allow for urban development in the area Comprehensive Plan for urban defined as the Pioneer Development Area development, the Weld County thereby changing the current designation Comprehensive Plan is in need of this from Agriculture to include a Residential amendment. land use designation. WHAT changes to the The changed conditions are: NN HAT Comprehensive Plan are 1. The existence of a Metropolitan necessary? District, Resource Colorado, The amendment to the Comprehensive Plan approved by in 2004 by the County requires only a plan amendment to to plan, build operate and maintain demonstrate the Pioneer Development water and wastewater facilities in Area ("PDA"). There is no need for any text Weld County. changes to the current Comprehensive 2. The recent designation of Resource Plan. The change in land use designation Colorado as the designated from Agricultural to Urban for a portion of wastewater service provider for this the PDA may occur using established goals area by the North Front Range and policies of the current Comprehensive Water Quality Planning Association. Plan. For a more detailed discussion of 3. The designation in 2003 by Weld those principles please refer to Chapter II County of County Road 49 and hereof. County Road 22 as "Strategic Roadways" two (of the seven) roads HOW will continued designated as strategic due to their HOW agricultural uses be local and regional connectivity. consistent with urban development? As recent newspaper articles have A major part of the planned development documented, Weld County is growing of the PDA is an active agrigultural rapidly. As economic development and component. At time of zoning, the related growth continue north from the applicant will waive or otherwise limit those metropolitan Denver area, Weld County has agricultural uses by right that are deemed the opportunity to control growth through a to be inconsistent with urban development. long term land use plan to accommodate Uses such as feeding of livestock, and growth in areas where urban services exists asphalt or concrete batch plants will not be or can be reasonably obtained. The current permitted within the remaining Agricultural Weld County Comprehensive Plan suggests Zone District. Deg elopmcnt Team Role ' Firm r • - ' Applicant Pioneer Communities, Inc. Land Use Reutzel and Associates Attorney Public & Government WEBB PR Relations Pioneer Land Gage Davis and Associates Planner Mapping EDAW Civil Engineer Carroll & Lange Traffic LSC Engineer Market Robert Charles Lesser & Co. analysis �.� Agricultural Marc Arnush consultant Special District McGeady Sisneros Attorney School Foundation Foster Graham & Calisher, LLP Attorney Soils and A. G. Wassenaar Environmental Cultural SWCA Environmental Resources Consultants Please contact Reutzel & Associates 9145 E. Kenyon Avenue Denver, CO. 80237 303.694-1982 ext. 136 jack@reutzelandassoc.com with any questions regarding the contents of this Amendment request. For general community questions please contact WEBB PR 303.796-8888 Pioneer Communities, Inc. Weld County Comprehensive Plan Amendment August 2005 revised October 2005 Executive Summary I Pioneer Development Area ("PDA") 1-10 Purpose I-1 1-20 Location I -3 Exhibit 1 - Vicinity Map I -4 1-30 Concept I -5 1-40 Justification I -6 1-50 Urban Planning Area Land Use Designations I -8 1-50.01 Residential Land Use I -9 1-50.02 Agriculture Land Use I -10 Exhibit 2 - Comprehensive Plan Amendment Map I -12 1-60 Sewer Service Area Boundaries I -10 Exhibit 3 - Sewer Service Area Boundary Map I -13 1-70 Public Outreach Process I -11 1-80 Regional and Site Influences I -14 1-80.01 Regional Influences I -14 1-80.02 Site Influences I -15 Exhibit 4 - Regional Context Map I -16 Exhibit 5 - Site Influences Map I -17 Exhibit 6 - Site Influences Map (enlarged) I -18 Exhibit 7 - Topography and Drainage I -19 Exhibit 8 - Sensitive Species I -20 Exhibit 9 - Vegetation I -21 Exhibit 10 — Aquifers and Basins I -22 Exhibit 11 — Power Lines and Substations I -23 Exhibit 12 - Land Use I -24 iv revised October 2005 Exhibit 13 - Coal Resources I -25 1-90 Existing and Proposed Public Facilities and Services I -26 1-100 Community Form and Structure I -26 1-110 Transportation and Circulation I -27 1-120 Future Amendments to Comprehensive Plan 1 -28 Chapter II Pioneer Consistency with Weld County Comprehensive Plan General Goals and Policies This section of the application reflects compliance with Section 22-1-15 of the Weld County Comprehensive Plan 2-10 Urban Growth Nodes Areas of Potential Urban Growth Il-1 2-20 Direct Urban Uses to Where Urban Services Exist or Can be Provided 11-2 2-20.01 Water and Sewer 11-2 2-20.02 Law Enforcement I1-3 2-20.03 Fire Protection 11-3 Exhibit 14 - Fire District Map II-7 2-20.04 Schools 11-4 Exhibit 15 -School District Map 11-8 2-20.05 Transportation I1-4 2-20.06 Community Services II-5 2-30 Support Creative Policies to Conserve Agricultural Lands .... II-5 Exhibit 16 - Agricultural 11-9 Exhibit 17 - Agricultural (enlarged) 11-10 2-40 Promote Efficient Use of Property 11-6 2-50 Other Goals and Policies Supporting the Amendment 11-1 1 2-50.01 Urban Development Goals II-11 2-50.02 Agricultural Goals II-12 2-50.03 Residential Goals II-13 2-50.04 Commercial Goals I1-15 y revised October 2005 2-50.05 Planned Unit Development Goals II -17 2-50.06 Public Facilities and Service Goals II -17 2-50.07 Water II -19 2-50.08 Wildlife II -19 2-50.09 Transportation and Circulation II -19 2-50.10 Oil and Gas II - 20 2-60 Conclusions II - 20 Chapter III - Pioneer Development Area Goals and Policies 3-10 Intent III -1 3-20 Goal 1 - Enhancement & Preservation of Natural Resources .. III -1 3-30 Goal 2 - Balanced & Sustainable Community III -2 3-40 Goal 3 - Cluster Residential Development III -3 3-50 Goal 4 -Sense of Place III -4 3-60 Goal 5 - Community Theme III -4 3-70 Goal 6 - Open Space III -5 3-80 Goal 7 - Enhanced Environmental Resources III -7 3-90 Goal 8 - Public Facilities III -7 3-100 Goal 9 - School District Dedication III -8 3-1 10 Goal 10 - Transportation System Integration III -8 vi revised October 2005 IV Appendix Appendix A - Legal Description and Alta Survey Appendix B - Provision of Water and Wastewater Service - Resource Colorado Appendix C - Market Study of Pioneer Communities, Inc. — Lesser & Co C-1 Preliminary Market Opportunity Assessment C-2 Estimated Fiscal Impact to Weld County Appendix D — Pioneer Concept Plan - Gage Davis Associates Appendix E — Transportation Study - LSC Appendix F — Water and Sewer - Brad Simmons Appendix G - Sheriff Service Summary - WEBB Appendix H - Hudson Fire District Service Summary- WEBB Appendix I - Southeast Weld Fire District Service Summary- WEBB Appendix J - School District Service Standards Appendix K - Capital Facilities Fee Foundation Appendix L - Agricultural Land Use Analysis - Marc Arnusch Appendix M - News Articles Dated July 2005, September 2005 Appendix N - Neighborhood Outreach vii revised October 2005 Chapter I - Pioneer Development Area ("PDA") This Chapter I sets out • Why the Comprehensive Plan is in need of revision, • A description of the request, and • The purpose of the Amendment. This Amendment is intended to provide the necessary evidence to support a change in the Weld County Comprehensive Plan from Agriculture to allow urban development in the Pioneer Development Area ("PDA"). This change to the Comprehensive Plan is appropriate due to: • The changed and changing conditions of Weld County and more specifically the changing conditions of the 1-76 corridor in the area between Lochbuie and Keenesburg. • The designation in 2003 by Weld County of Weld County Road 49 and Weld County Road 22 as "Strategic Roadways" due to their hierarchy in providing strong local and regional connectivity. • The existence of utility services through a Metropolitan District, Resource Colorado, approved in 2004 by Weld County to plan, build, operate and maintain water and wastewater facilities in Weld County. • The recent designation of Resource Colorado as the designated wastewater service provider for this area from the North Front Range Water Quality Planning Association. 1-10 Purpose This Application for an Amendment to the Weld County Comprehensive Plan ("Amendment") is to guide and implement the designation of approximately 5,667 acres (the Pioneer Development Area "PDA") owned by the Applicant, Pioneer Communities, Inc. and HP Farms LLC (the "Applicant") from "Agriculture" designated lands to an "urban" land use designation allowing Residential and Agriculture. Please refer to Appendix A for a more detailed description of the PDA. The Weld County Comprehensive Plan ("Comprehensive Plan") encourages a transition of uses within areas that can accommodate the increased demand created by a denser population while protecting the rural heritage of the County. The Comprehensive Plan recognizes that population and urban growth will create a demand for conversion of rural land to urban uses. 1-1 Revised October 2005 This Amendment is one part of an overall process required in advance of the zoning, platting and development of the PDA. This Amendment is the keystone for establishing a new urban area in Weld County. Combined with the formation of Resource Colorado Metropolitan District, approved by the Board of County Commissioners in August of 2004, this Amendment provides the foundation for future entitlements and approvals for urban development. Within the text of this Amendment reference is made to other applications and processes that will need to be approved by the County and others entities in order to realize the development proposed. The formation of on-site metropolitan districts, the approval of a new wastewater treatment facility, water main extensions, school capital facility foundation, a Law Enforcement Authority (LEA), fire district inclusions, zoning and subdivision are all discussed in detail below and all will be necessary prior to actual development occurring within the PDA. An overview of other elements include: • A preliminary step occurred in August 2004 when the Weld County Board of Commissioners approved a service plan for Resource Colorado Water and Sewer Metropolitan District ("Resource Colorado"). One of the goals of Resource Colorado was to find a way to utilize in Weld County some of the water resources developed in the southeastern Weld County Lost Creek basin rather than exporting all of the water to other front range communities. This amendment supports this goal. • Resource Colorado was granted conditional approval by the North Front Range Water Quality Planning Association to act as a Management and Operating Agency on September 22, 2005 ("208 Plan Amendment"). This approval is a substantial step in the approval of a central wastewater treatment facility for the area with the identification of an initial sewer service area associated with the PDA. With the approval of the 208 Plan Amendment, Resource Colorado will obtain the necessary approvals to site, construct and operate a new wastewater treatment facility. This will facilitate the return of treated effluent to Box Elder Creek where it can be available for augmentation plans for agricultural applications or non-potable irrigation systems to serve the PDA. • Future steps for the PDA include the PUD zoning and subdivision entitlements to be processed after the Comprehensive Plan is amended. I-2 Revised October 2005 Designating the PDA as an urban area requires an analysis of existing conditions, plans, studies, agreements, ordinances and general service information concerning the area. Additionally, this Application is the result of discussions with area stakeholders, including Hudson, Keenesburg, local Chamber groups, the Sheriffs' office, local fire protection districts and the Re-3J School District. Utility availability and transportation infrastructure leading to sustainable urban level development are the underlying principles of Weld County's urban development goals. Pairing the utility availability with the proper land area is essential for well-ordered and logical growth. Where, as in this case, these two variables co-exist, the resulting land use pattern is a reflection of long-range utility and transportation planning. 1-20 Location The PDA lies in southern Weld County along existing transportation corridors and intersections of Interstate 76 (I-76), Weld County Road 49 (WCR 49), and Weld County Road 22 (WCR 22), and is ideally 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 WCR 49 to serve as the County's only continuous north-south highway from Greeley to the south, east of Interstate 25, all support the need to identify this area as an urban corridor. (Exhibit 1 - Vicinity Map) I-3 Revised October 2005 r LOVE / %/ Y N3 GO N N N vr in c.) i CR22 R LO S 1NT I rflRFSTONE FREDERICK ENESBURG CON•_ :. FT. U UDSON BO TON I BROO "� I♦ N DIA a I-7o EXHIBIT I PIONEER REGIONAL MAP WELD COUNTY, COLORADO 1-30 Concept The PDA is generally located north of 1-76 at the intersection of WCR49 (Kersey Road) and WCR 22. Please refer to Appendix A for a more detailed description of the PDA. At full build-out, the Amendment area is envisioned as a sustainable, coordinated and integrated community of 10,000 equivalent residential units ("ERU") developed with a variety of housing styles and varied densities, as well as appropriate scaled non-residential development, parks and open space, neighborhood and community services, and an active agricultural component. At full build out the PDA will have a population of approximately 25,000 residents. Pioneer is envisioned as the newest style of residential environment - a mixture of town and country lifestyles with design qualities and dimensions that maintain the openness and productivity of an agricultural region, with the village-like atmosphere of a close-knit community, reflecting the existing neighboring communities. The Applicant through this Amendment proposes a community similar to a community recently referred to by the Census Bureau in 2003 (www.census.ciov) as a "micopolis", offering the best of both city and country to people who no longer define their lives by where they work. A community that is affordable, safer and easier to live in than a big city, providing a simpler, quality of life. Socially, we are moving towards telecommuting, decentralized corporations, flexible work environments, making the PDA a practical work / live environment. The Applicant recognizes that the most desirable housing choices on the Front Range are an amalgam of location, accessibility and quality of life. As job growth continues to spread in the north Denver area from DIA, living along the 1-76 corridor becomes increasingly logical and attractive. This trend is already being seen along that corridor, and growth projections indicate it will continue. The Interstate-76 highway has excess capacity as well as flexibility in its traffic handling capacity. The ease of access to the northern metro area, marked by the mobility improvements afforded by E-470 and the relative low volumes of traffic, means more time for commuters at home, instead of in their cars. The vision is to couple the viable location and easy access with the small town values already prevalent in the nearby towns of Hudson and Keenesburg. The PDA, through its proximity to those towns, will inevitably adopt the same casual style and demeanor. An important aspect, however, is that the PDA will be created with sensitivity to the highly valued agricultural history in southern Weld County. The plan calls for incorporating a productive agri-business environment into the texture of the neighborhoods. I-5 Revised October 2005 There is intrinsic value to maintaining the rural lifestyle of this part of Weld County, while providing the utilities and services that will sustain an emerging population. New water and sewer utilities will assist in addressing the problems of agricultural water re-use, as well as become a wastewater treatment option for communities that currently have limited means to meet new treatment and regulatory standards. The PDA will successfully demonstrate that sought-after residential areas can co-exist with active agriculture. In fact, this community will prove that with thoughtful design and harmony with agriculture, the rural lifestyle currently enjoyed by so many in southern Weld County can thrive decades into the future. 1-40 Justification This Amendment is justified and supported due to the changing conditions of Weld County and the changing conditions of the specific area. Those specific changes are the availability of planned utilities, existing and planned transportation improvements, accessibility of urban services and the opportunity it creates to support and protect existing agriculture. The PDA is appropriate and should be designated for urban use and urban densities. "Weld County Population Booming" was the recent title of a Rocky Mountain News article (July 2005 - Appendix M ). The article examined how the state's growth, and specifically growth of the Denver Metropolitan Region, is shifting to the north and east. Eight of the ten fastest growing towns in Colorado are in Weld County, according to the U.S. Census Bureau. Frederick has grown 144% since 2000 and Firestone grew 201% during this same time period. In September 2005 articles appeared in the Rocky Mountain News "Greeley metro area leads U.S. in growth" and the Denver Post "The nation's fastest-growing areas", further emphasizing this area's growth. Weld County must accommodate appropriate and viable growth within its boundaries. The PDA has been carefully evaluated in terms of natural areas, areas of prime agricultural lands, water bodies and riparian zones; all have been clearly mapped and noted. The result of mapping these opportunities and constraints on the site resulted in a land plan that preserves prime agricultural lands, preserves natural features, and preserves Weld County water resources for use in Weld County. 1-6 Revised October 2005 Weld County created the Resource Colorado Water and Sanitation Metropolitan District (Resource Colorado) in August 2004 to plan, design, acquire, construct, install, finance, operate and maintain potable and non-potable water supply systems, purification, storage, transmission and distribution systems as well as sanitary sewer systems and stormwater management for property in Weld and Adams County. The approved Resource Colorado Service Plan assumes that Resource Colorado will provide bulk water to towns and other districts. In turn, these entities will provide the retail water service to customers. The PDA is an appropriate urban development due to its location at the intersection of two roads that have been identified as Strategic Roadways in the Weld County Roadway Classification Plan. WCR 49 is the primary north-south access from Greeley to the Adams County line, and is planned to provide a future access to Denver International Airport. WCR 22 provides east-west access to the U.S. 85 and 1-25 corridors. These roadways are intended to carry high volumes during peak demand periods and provide easy access to 1-76, E-470, U.S. 85 and 1-25. They provide a solid transportation hub in southeastern Weld County for urban development. The PDA is an appropriate development due to its location with the service districts of the Weld County Sheriff, Hudson Fire Protection District and Southeast Weld County Fire Protection District, and the Re-3J School District. The level of available urban services, and the densities at which the PDA will be developed, will increase efficiencies in cost and delivery of these key services. Measures will be taken to ensure police protection at a level appropriate with urban densities and the timing of development. The Applicant has been working with and will continue to work with the fire protection districts to ensure appropriate protection as the PDA develops toward urban densities. The Applicant has begun discussions with Weld County Sheriff's Department regarding a Law Enforcement Authority ("LEA") overlay to further assist delivery of services. The Applicant will work with the school districts to identify sites for future school development and a means of assisting in capital construction of the new facilities. Additionally, the Applicant has started discussion with the school districts regarding the formation of a voluntary developer-funded source to provide the needed capital improvements that are subject to future bond issues. 1-7 Revised October 2005 The current "Agriculture" land use designation for the PDA is more the product of the historic lack of dependable urban services resulting in a slow growth, large lot inefficient land use pattern, than its geographic location within the Denver-Greeley corridor. While protecting, and in many instances, enhancing the productive irrigated farmland on site, this Amendment will address the elements of the transition from agriculture to urban in a manner that allows Weld County, and the nearby towns of Hudson and Keenesburg to actively participate in the long- range vision for the new urban corridor. Without this Amendment, the long-range land use pattern will continue to be large- lot residential home sites, resulting in an inefficient use of land and water resources, and adversely affecting the growth potential and services of unincorporated Weld County, Hudson, and Keenesburg. Section 22-2-90 B of the Weld County Comprehensive Plan acknowledges that urban development, where appropriate, is a more efficient use of land than lower densities. This amendment to the Weld County Comprehensive Plan for an urban residential development is appropriate based on the PDA's location and it's proximity to important transportation corridors and the availability of urban services such as law enforcement, fire protection, utilities, education and its ability to assist agricultural uses in Weld County. There is efficiency in integrating transportation, infrastructure and land use. 1-50 Urban Planning Area Land Use Designations The land use designations applied to this Comprehensive Plan amendment include Residential and Agricultural as described in this section and Exhibit 2- Comprehensive Plan Amendment map. As proposed, the development clusters the specific planning areas to ensure affordable services and transportation systems, leaving over 50% in open space divided into public use, parks and agricultural preservation. This Application is intended to complement the culture and character of the existing communities of Hudson and Keenesburg by providing development opportunities with reliable water and sewer service. This development will result in the strengthening of the existing towns' retail and commercial cores. The Applicant will continue to engage these towns to jointly plan and strengthen this corridor and the economic benefits resulting from a cooperative approach to development. I-8 Revised October 2005 1-50.01 Residential Land Use - Residential development within the PDA 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 du/ac) up to medium density areas (10 du/ac) envisioned within and near the center or core area as defined by the intersection of WCR 49 and WCR 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 provided by Metropolitan Districts. The residential diversity incorporates single-family detached homes, attached single-family homes and multi-family homes. In estimating the various impact analysis provided with this Application, a base assumption was that single family homes comprise the largest portion of the housing stock (80-95% of the homes). The single family attached homes and multi family homes comprise 5-20% of the residential product proposed. 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. Neighborhood commercial uses will be allowed in the residential designated lands within the PDA 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 residential neighborhoods and are envisioned to be located around the junction of WCR 49 and WCR 22. The limited commercial use is consistent with the commercial policy of the Comprehensive Plan (Section 22-2-170 3.3) which allows neighborhood commercial uses in residential areas. This policy will also restrict the type and intensity of the commercial uses. Commercial uses that would serve a greater area than the Pioneer neighborhood 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 due to the excellent accessibility for 1-76. 1-9 Revised October 2005 1-50.02 Agriculture Land Use - Approximately 1,431 acres of the PDA 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 the PDA 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 the PDA 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 PDA will 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. Pioneer will address appropriate limitations on the designated agricultural lands at the time of zoning, including possible right to farm language, conservation easements and restricting or waiving agricultural uses in the "Agricultural" zone that are inconsistent with the adjacent urban densities, and restricting rural subdivisions or subdivision exemptions. The goal is to achieve an active farming component as an integral component to the character of the Pioneer community. 1-60 Sewer Service Area Boundaries The PDA is a part of a larger geographic area that could be served by a regional wastewater treatment facility ('WWTF") being proposed by Resource Colorado. Resource Colorado's initial sewer service area request, which coincides with the PDA, is only part of a larger sewer service area ("SSA"). The SSA consists of the central sector of the Box Elder Creek drainage basin, as well as the defined growth boundaries of Keenesburg and Hudson, if property owners or municipalities are desirous of such service. Resource Colorado has begun the process of siting the proposed WWTF by having its application for the 208 Plan Amendment, defined in the Areawide Water Quality Management Plan approved by the North Front Range Water Quality Planning Association in September of 2005. (See Exhibit 3- Basin Map). The 208 Plan Amendment designated Resource Colorado as a Responsible Management and Operating Agency and identified an initial sewer service area encompassing only the PDA in southern Weld County. Water and sewer service will be reasonably obtained to serve the PDA through Title 32 Metropolitan District(s). A commitment letter for service from Resource Colorado, dated July 27, 2005, has been provided. (See Appendix B). 1-10 Revised October 2005 1-70 Public Outreach Process This Amendment is a product of communication with area stakeholders, County officials, community leaders and public meetings. It is anticipated that communication and participation will continue throughout the Amendment review. A list of contacts that have been made is presented below. • Dr. Marvin Wade, Weld County School District Re-3(J) • Richard Huwa, P.E., RLH Engineering for Weld County Re-3(J) • John B. Cooke, Sheriff Weld County • Kim Fliethman, Chief Public Safety Bureau Weld County Sheriff's Office • Margie Martinez, Undersheriff, PIO for Weld County • Christina Roskop, Hudson Chamber of Commerce • Mark Gray, Mayor of Keenesburg • Bob Tegtman, Southeast Weld Fire Protection District • Johnny Blackstone, Hudson Fire Chief • Jim Landeck, Town Administator for Hudson • Leonard Roskop, Hudson Chamber of Commerce • Rob Pippin, Keenesburg Chamber of Commerce • Connie and Ray Gest, adjacent property owner to Pioneer • Hudson Planning Commission • Hudson City Council • Keenesburg Planning Commission • Keenesburg City Council • Greeley / Weld County Economic Development Action Partnership • Area Land Owners (Appendix N) Additionally, in early October the Applicant hosted breakfast meetings with the adjacent landowners. An overview of the community briefings is included as Appendix N. This Amendment does not zone the Property. The County PUD zoning process will occur subsequent to the approval of this Comprehensive Plan Amendment and will warrant further detail and public participation as to the development proposed, including phasing, development standards, and other guidelines. The subdivision process is subsequent to the zoning procedure. I-I 1 Revised October 2005 LL O < - Zoe W 000Y Z aw I- J < ,< o ',, d ~OO zt0 w 000L �� Zw ON- > vwi < G>_-, O z f- J 000L O • <Z < < Z w 2 WC U 0 <Z J w < J_< a = ON W Z < �O 2 O H � Z (1,) 0 wOZO xECLL m � WW w �`~ w ZFZQ I N w 0w 2 w Z O lj �-___ - -A . W U Q nW M K <—I— Cl- I- n ui < I60 2,6 Z _' Z vnu Le . P 1 - u0 < Z N W 6. u< O A 3 i a 4 __ '� _-.'�-_. -__ CS 8DM i i- \- : -.-./- / —I-- \r / / --- _ i — . 1N co_ 3 ) ' I N `) N ` N. , \ ""'' - Mssn11 64 anM U 6t aOM I --- I,.._ v . r— mcs tl I \ -- n ii F — / I ^ j c r 1 \---f R / I / - I a -_- _y--- -_...._-4 n1. I O I- CZ 0 z z, N o I Nl I I— U 2 VI /� GC ? 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OIL 1-80 Regional and Site influences The area's physical and social characteristics, regional and site influences and market trends have been reviewed and are analyzed below. 1-80.01 Regional Influences Based on forecasts found in the Preliminary Market Opportunity Assessment of Pioneer Community Site and Estimated Fiscal Impact to Weld County for the Pioneer Community Site (the "Market Study") prepared by Robert Charles Lesser & Co. , residential construction is assumed to average a projected 30,000 new residential units annually in the greater Denver Area, including the Denver MSA, Boulder MSA, and Weld County, over the next 25 years. Of the total new units projected, approximately 37% to 50% will be captured in the northeast Denver sub market (Adams and Weld Counties). Of that total, approximately 20% to 40% is anticipated along the 1-76 corridor, as opposed to the 1-25 corridor. Using these market assumptions, approximately 2,775 to 6,000 new residential units per year can be captured along the 1-76 corridor. Along the 1-76 corridor, Southern Weld County could capture 30-35% of these units, and the PDA is anticipated to capture up to 35% of Southern Weld County's share at peak absorption. The Applicant is assuming an average annual absorption of 525 units per year beginning in 2007, with peak absorption of 840 in year 2021 . A full copy of the Market Study is attached as Appendix C-1 and C-2. Job generation was also analyzed for the PDA. The analysis prepared by RCLCo., attached as Appendix C-3, anticipates that the proposed development will contribute about 7,000 jobs from the construction of the 10,000 housing units and 200,000 square feet of neighborhood retail over the 30-year analysis period. A substantial number of construction jobs will be generated during the development period, estimated at an average of 200 jobs annually. The neighborhood retail component provides approximately 470 retail jobs based on a ratio of 425 square feet of neighborhood retail per employee. Due to the nature of the development, retail and commercial services will occur predominantly in existing towns along 1-76, with most residents commuting to existing employment cores for jobs. The major regional elements that direct urban land use are: (1) the economic generators of the Denver employment market and Denver International Airport; (2) Strategic County Roads, WCR 49 and WCR 22; (3) the planned construction of water transmission lines to serve the area, and (4) the planned regional wastewater treatment plant to serve the development needs of the area. (Exhibit 4 - Regional Context Map). I-14 Revised October 2005 1-80.02 Site Influences The site characteristics influencing the land use designations are: (1 ) The Box Elder Drainage Basin with its accompanying floodplain; (2) the existing towns of Hudson and Keenesburg and their associated urban growth boundaries; (3) irrigated and non-irrigated agricultural lands; (4) existing oil and gas wells; (5) the topography; and (6) soil suitability. All of these elements are discussed elsewhere in this Application. This area is regionally located within the Box Elder Creek drainage basin. Box Elder Creek, an intermittent drainage, is normally dry and traverses the site falling from south to north. The PDA is roughly nine square miles. Approximately 160 feet of relief is noted across the PDA based on USGS mapping with slopes generally not exceeding 15%. The eastern portion of the PDA is characterized by rolling hills. To the west, the area is relatively level. The PDA contains a portion of the Box Elder Creek flood plain. Most of the irrigated land is contained within this area. The breached Klug Reservoir Number 3 is just north of the PDA. The Neres Canal and Beebe Canal are also located near the western boundaries. The land is primarily vacant, used for grazing and agricultural purposes. Vegetation is characterized by native grasses, brush, yucca, cacti and scrub oak. No habitats were identified capable of supporting any protected species. Additionally, the Applicant has mapped other potential site influences. Please see Exhibits 5, 6, 7, 8, 9, 10, 11, 12, and 13 for the results of this mapping. I-15 Revised October 2005 C K i Li tl LARI ER COUNTY -I I! ` la a t I eaS ■1#�ei� i-- 11 -r-1---7 BOULDER COUNTY ' �i 11■ I I j I i i _.1 1 1 ca as R PIONEER I A; I N , I p u IICa 1 c3 I r. ic -S r iii CR 10 {J/sY dt ---J .ter __. ll L. I, ca d -r j I ---- WELD COUNTY FIB 1 ---.------ . �p. I o:00M LD� � �j �' � DAMS COUNTY - —r�� a a ll u Is' , I_— JEFFERSON COUNTY +r:■.■ I w+N A r L \ .I....►", _ ,�i�.�■ii :�' � X ■ram ---t _ FM .� ■ � rl ��___ ' /ra■oa —1— - �■ WATKINS / _i ��1�J111`� 1■=—seenc . _ LEGEND ► l{{ml�R call 1 �n■e'1 Ii. -- . _� 111 �`s1 M i ` ��i r ■ •• !._.. 1 PROPERTY BOUNDARY I / I.allll, ' SERVICE ARE.BOUNDARY ._.,A, H`�w• e'�1J�a1��ire) ..u��...." ' - HOE COUNTY CITES _ ■■�I�nii■`Illsllr._�le yr ■■� r ��ii E!I5Ji■�■■■R i$ i Mg STATE LANRs Iy r W DENVER INTERNATIONAL AIRPORT a �, -. IL J -- 1�� a �• ` ,,,. —_ SPRvaE ARPi.BwNwm a 1 ■■ ... _ _ �1 \ ,� _ — COUNTY Boursav F6 1 I INTERSTATES 1--- lei r I NcYs ---- : - _ r,► � MAJOR � i DOUGLAS COUN Y ELBERT COUNTY / I a- I Source.Colorado Department of Transpotlalion(COOT) NOTE:The bou dense depicted herein generallydescribe the skald area of'his Comprehensive Plan Amendment.The REGIONAL CONTEXT actual boundedea ere legally desnted'on Appendix Aand graphically represented In EL idf 210 this appleahon. 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'' .7f } to 0 ^o F s F N II o = o II ?JO' I EL 1 �L7. a § : ^w L g i n @t i ##b9 " s W I)1 I I I I I I I! ik I "I — J LJ LJ � d A sa s"a / j_ 1 Y 2 1 a$ O w2 ..°.',/ C hB� �o + F re 0 I 41 0 I i A- sa ill � L 1_ I i __ IA z z N z `►_.- ��_��, of o ILI °IN U r — _.I < ~ 31 lil a...A i N I W a � I I J i I I • L.. O la Ws e. ' :� U z — I a " CC '. 9 o \ o Z o J m W ■1 W'— U srs a , t mil f' $6 } .. '� z - k JL J4r; ;• 4 • I F gyp' 1 * - �� o - _T 2 F 0 3 U 111 1 j---- o cc v ; W J W a o/a _ w a OM 1-90 Existing and Proposed Public Facilities and Services The development of public facilities is proposed to create a community structure that is sustainable and pays its own way. Services that are addressed in this Amendment are as follows: utilities, transportation systems, community and civic services (including law enforcement and fire), schools and parks and open space. The Applicant will be proposing metropolitan district(s) for the PDA that will play a significant role in funding, constructing and maintaining many of the facilities. Below is a summary of existing and proposed service providers for the PDA. SERVICE PROVIDER Domestic water Pioneer Metropolitan District * Sanitation Pioneer Metropolitan District * Solid Waste tbd Gas Public Service Company of Colorado Electric United Power School Weld County Re-3J ('Foundation to be formed) Law Weld County Sheriff's Office Enforcement Fire / Hudson Fire District, Emergency SE Weld Fire Protection District Services Weld County Paramedic Services Pioneer Metropolitan Districts Highway & and Roads Weld County Department of Public Works Libraries Weld County Parks Pioneer Metropolitan Districts * Phone & Cable Qwest /*submitted 10/2005) 1-100 Community Form and Structure The PDA 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 Applicant 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 density along the perimeter, and by incorporating a prairie style character into the theming of the community. I-26 Revised October 2005 The PDA 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. Neighborhoods within the PDA will vary within the community and may include one-acre cluster lots adjacent to existing agricultural areas, 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. Contiguous open space that provides a balanced mix of active and passive recreational opportunities will be an integral element of the PDA or 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. The concept plan is included for illustrative purposes as Appendix D. 1-110 Transportation and Circulation Primary access to the site will be from WCR 49 and WCR 22. The recommended improvements to WCR 22 and WCR 49 and the 1-76 / WCR 49 interchange are consistent with the Weld County Roadway Classification Plan and the designation of these two roadways as "Strategic Roadways" by Weld County. It is estimated that approximately 1 ,800 residential units can be constructed and occupied prior to the need to increase capacity on the existing roadway system. Based on the estimated development at build-out, the PDA would generate approximately 97,728 vehicle trips on an average weekday. Discussion with the Public Works Department at the time of zoning will be required to appropriately phase the following improvements recommended for build-out of the proposed development: • WCR 22 should be reconstructed as a four-lane arterial west of WCR 49. • WCR 49 should be reconstructed as a four-lane arterial north of WCR 22 and a six-lane arterial south of WCR 22. 1-27 Revised October 2005 • The existing 1-76 / WCR 49 interchange should be reconstructed to increase capacity. • A tie-in with the Keenesburg interchange at 1-76 and WCR 57 '/2. Additionally the Applicant acknowledges the need for a Master Transportation Plan for the PDA at the time of zoning application. The Applicant will work with the County in the development of this Plan. A copy of the preliminary traffic study for the property is attached as Appendix E. 1-120 Future Amendments to Comprehensive Plan Because other properties within the SSA, (defined above) will be capable of receiving central sewer service from the new WWTF, this corridor may experience other property owners who are desirous of amending their agricultural designation for urban land uses. The change from "Agriculture" to "Urban" designations within the SSA should be anticipated and will be considered provided that a subsequent applicant requesting to amend the Comprehensive Plan provides the County: (1) a will-serve letter from the operator of the WWTF, (2) proof of adequate water for the intended development, (3) a financial plan demonstrating how the necessary infrastructure will be financed, designed, constructed and maintained for the intended development, and (4) a showing of proximity, defined as within one mile of the PDA, or within the identified growth boundaries of Keenesburg or Hudson (as may be amended). Once the applicant has complied with the foregoing, the subject property will be deemed appropriate for urban development, and shall then be subject to the Comprehensive Plan amendment process (Section 22-1-150 of the Weld County Code) for site specific land use designations addressing the goals, objectives and policies of the Comprehensive Plan and the design intent statements of Pioneer Communities for those areas lying outside the UGBs of Hudson and Keenesburg. Comprehensive Plan Amendments to areas within the PDA shall follow the same process outlined above. All required notification for amending the Comprehensive Plan as set forth in the County Code should be followed. Notification will be provided consistent with Weld County Code Section 22-1-150.5.c. requiring the publication of a notice in a newspaper selected by the BOCC at least 10 days prior to any hearing seeking an amendment of the Comprehensive Plan. I-28 Revised October 2005 Chapter II - Pioneer Consistency with Weld County Comprehensive Plan General Goals and Policies for the Establishment of an Urban Corridor The Comprehensive Plan suggests several elements that should be present in identifying new urban areas in the County. This Amendment meets the following County established maxims, goals and policies for modifying the Comprehensive Plan. Additionally, this Chapter II should be read keeping in mind the following foundations of future land use set forth in Section 22- 2-20 of the Comprehensive Plan. The Applicant has consistently addressed: (1 ) the provision of infrastructure and services to the area as well as the impact of this infrastructure and services to the surrounding area (Comprehensive Plan Sec. 22-2-20-B and C); (2) the quality of growth and the sustainability of the economy (Comprehensive Plan Sec. 22-2-20-D); (3) supporting agriculture through preserving prime areas for continued operations, sensitive land use planning to minimize conflict between urban and agriculture uses, and implementing new irrigation techniques (Comprehensive Plan Sec. 22-2-20-E); and (4) directing the growth to areas where it is appropriate based on logical extension of urban services while maintaining those areas within the Property that are prime irrigated lands. (Comprehensive Plan Sec. 22-2-20-F) Chapter II sections 2-10 through 2-40 of this Amendment address the goals and policies that are found throughout the Comprehensive Plan that speak to the transition from an Agricultural designation to an Urban designation. The remainder of this chapter addresses other goals and policies of the Comprehensive Plan that are specific to the PDA's proposed land use designations. 2-10 Urban Growth Nodes are Identified Areas of Potential Urban Growth The Comprehensive Plan identifies "urban growth nodes" as areas of concentrated urban development (residential development in excess of one unit per acre, commercial areas for retail, offices, services and other uses- Sec. 22-270 of the Comprehensive Plan), located along or adjacent to the intersection of two (2) or more roads in the state highway system. In this particular case, the two roadways present are roadways that have been identified by the County as "Strategic Roadways" within the Weld County Roadway Classification Plan. These strategic roads, defined by the County as strategic because of their local and regional connectivity, II-1 revised October 2005 share many of the same characteristics of state roadways and are designed to carry traffic comparable to many of the state classified roads. WCR 49 is designed to be one of the primary north south roadways and is intended to provide connectivity from State Highway 14, north of Greeley, to the Denver International Airport. WCR 22 provides connectivity to Longmont as well access to both the U.S. 85 and the 1-25 corridors. WCR 49 and WCR 22 will be four lane roadways, will carry large amounts of vehicle traffic and will provide strategic links for this area, the County and the region thereby creating an elevated status of these Strategic Roads in Weld County. The intersection of these two important roadways creates the unique opportunity and justification for an urban growth node. 2-20 Direct Urban Uses to Where Urban Services Exist or Can be Provided The Comprehensive Plan emphasizes throughout the text that urban uses should be encouraged where urban services exist or can be made available. It is one of the foundations of urban development in the Comprehensive Plan. The PDA will contain the full range of urban services to provide for the anticipated urban land uses and densities. A summary of the services follows, with more detail provided in the Exhibits to this Application. 2-20.01 Water and Sewer One of the limiting factors to urban development in this area has been the lack of domestic water of a quality and quantity needed to support an urban land use pattern. In August of 2004, action was taken by Weld County to create Resource Colorado Metropolitan District. Resource Colorado has the legal authority to plan, design, acquire, construct, install, finance, operate and maintain potable and non-potable water supply systems, purification, storage, transmission and distribution systems for property in Weld County. The approved Resource Colorado Service Plan assumes that Resource Colorado will provide bulk water to towns and other metropolitan districts. In turn, these entities will provide the retail water service to customers. Domestic water and sanitary sewer services to the PDA will be provided through the establishment of Title 32 Metropolitan Districts that will contract with Resource Colorado for their service(s). Resource Colorado will deliver the water to the Property. The metropolitan districts to be formed for the PDA will purchase the water from Resource Colorado and deliver it to the residents and commercial users. The amount of water to be made available to the PDA will be sufficient for full build-out. Water service can be II-2 revised October 2005 economically provided. The source of water lies within Weld County and will stay in Weld County for the benefit of Weld County property and agriculture with the approval of this development. Additionally, the approved Service Plan for Resource Colorado included the authority to plan, design, acquire, construct, complete, install, finance, operate and maintain sanitary sewage collection treatment, transmission and disposal systems in Weld County. The 208 Plan Amendment approval in September of 2005 is the preliminary step to the approval of specific detailed plans for a wastewater treatment plant on or near the PDA. This treatment plant will serve not only the PDA but can accommodate other areas of the County as well, including, but not limited to Hudson, Keenesburg and others within the Box Elder drainage basin as discussed as part of the SSA. Sanitary sewer service can be economically provided. More detailed information regarding the development and delivery of domestic water and wastewater treatment is included in Appendix F. 2-20.02 Law Enforcement The PDA is within the jurisdiction of the Weld County Sheriff's Department. The PDA will continue to be served by the Weld County Sheriff through Beat Three. In ongoing discussions with the Sheriff's Department, the Applicant has agreed that measures will be taken to ensure police protection at a level commensurate with urban development, including increased resources for items such as personnel, cars, equipment, and stations as the PDA develops in phases. A draft resolution authorizing a Law Enforcement Authority ("LEA") for the PDA has been attached in Appendix G with the intent to create such authority at the time of zoning. A current summary of services used by the Sheriff's Department is also included in Appendix G. 2-20.03 Fire Protection Two existing fire districts, Hudson Fire Protection District and South East Weld County Fire Protection District (the "Fire Districts") serve the majority of the PDA. (see Exhibit 14 - District map). The Applicant has been working with and will continue to work with the Districts to ensure appropriate fire protection for urban areas as the PDA develops in phases. There is an existing mutual aid agreement between the two fire districts to ensure efficient coverage. The current services supplied by the Fire Districts are included as Appendices H and I. To the extent there are areas within the PDA not now served by either District, the II-3 revised October 2005 Service Plans for the Pioneer Metropolitan Districts have included a fire service component. It is the intent of the Applicant to enter into Inclusion agreements and/or IGA's with both Districts, as warranted, to deliver adequate service to accommodate urban development. As currently mapped the property not within either fire district is still covered for fire and emergency service protection services through a Colorado statute that authorizes the Sheriff's Department to dispatch either or both fire protection districts to respond to an emergency. Please refer to CRS § 30-10-512. With the inclusion of the property not currently within a designated District into the Pioneer Metropolitan District Fire and Emergency Services can be reasonably obtained. 2-20.04 Schools The Property is located within the Re-3(J) School District. (Exhibit 15 - District map). Schools are a vital element to the development of the PDA. The School District and the Property Owner will work together to identify sites for future school development and a means of assisting in the capital construction of the new facilities. The current service standards used by the Re-3(J) School District are included as Appendix J. Meetings with the Re- 3(J) School District have begun to understand their methodology for student generation projections and to locate the number and types of facilities required. Accordingly this Application analyzed the impact on the capital facility needs on the School District and estimates that development of the PDA will generate the need for six elementary schools, two middle schools and two high schools at full build-out (Appendix C-2). The development will generate a cumulative bond payment of $183.5 million to pay off additional capital needs for school construction during the 30-year analysis. Additionally, the Applicant has initiated conversations with the District to form a voluntary developer funding source ("Foundation") to provide a source of money to assist in capital improvements of facilities that will be subject to future bond issues. The PDA is currently served by schools. Please refer to Appendix K for more detailed information regarding the formation of the Foundation. 2-20.05 Transportation The PDA access to the existing routes of WCR 49, WCR 22 and 1-76 allow for excellent access to all parts of the County, to regional employment centers and economic generators including Greeley, development along 1-25, Denver International Airport and the metropolitan Denver area. Planned road connections to these arterials and highways from the PDA, including the proposed Keenesburg connection will be via the traditional hierarchy of streets and will be more fully established at II-4 revised October 2005 time of zoning and subdivision. Proposed metropolitan districts for the PDA will provide a source of on-going maintenance of certain roadway improvements, the level of which shall be established at platting through Agreements with the County. The PDA is currently served by existing and planned expansions of roads. Adequate access and improvements to serve the development, consistent with development phasing, will be further clarified at the time of plat. 2-20.06 Community Services Community services included as elements of urban development (libraries, active and passive recreation areas and centers, youth and senior centers, community centers, and community identity) will be identified and constructed in accordance with the goals and policies contained in this Amendment and constructed as part of the development program. As development occurs the need for local facilities will increase. The planning of such facilities will involve coordination with the towns of Hudson and Keenesburg to maximize existing sites and jointly plan for active and passive open space. 2-30 Support Creative Policies to Conserve the Pioneer Agricultural Property The proposed land use map for the Property distinguishes between irrigated lands and non-irrigated lands. The majority of acreage within the non-irrigated lands is proposed for urban development. (See Exhibit 16 and Exhibit 17- Agricultural Lands) The Pioneer Agricultural Property will continue to be used for agricultural uses including crop production unless soil conditions or other elements of an individual parcel suggest a different use. Through the use of alternative irrigation methods, such as surface and sub-surface drip irrigation and a commitment to rotate from water intensive crops such as alfalfa to more "value added agriculture," the identified agricultural lands within the Property will remain viable and an important asset to Weld County. A more detailed analysis of the proposed crops production and irrigation treatments is provided in Appendix L. Additionally, the effluent from the proposed WWTF will be a source of water that will be managed as part of a re-use management plan making water available for irrigation within the PDA as well as for downstream agricultural wells within the Box Elder basin. The water that will serve the Property will be treated and released in Weld County providing a potential source of recharge for existing agricultural wells within Weld County. II-5 revised October 2005 2-40 Promote Efficient Use of Property Large agricultural tracts devoted to farming/ranching (in excess of 80 acres) and smaller tracts (80 acres or less) dedicated to more rural residential uses negatively affect the areas current land use pattern. Where Urban Growth Nodes can exist, based on location and urban services being made available, the County encourages the transition of land uses from agricultural to urban. The Comprehensive Plan concedes that urban development, where appropriate, is by definition a more efficient use of land. (see Sec. 22-2-90 B of the Comprehensive Plan). Therefore, the PDA promotes a more efficient use of land. The large acreage rural residential land use pattern currently seen in and around the PDA and allowed as a use by right under Weld County zoning, negatively impacts the future growth areas of this corridor, including the nearby towns of Hudson and Keenesburg. The current County zoning code permits large lot residential developments that preclude logical urban growth from the existing towns, thereby limiting their economic options. The use of these smaller agricultural tracts for one principal residential structure is an inefficient use of land from a carrying capacity standpoint and promotes one definition of sprawl: Sprawl exists where there is an inefficient use of land and resources. (Edward H. Ziegler, Urban Sprawl, Growth Management and Sustainable Development in the United States: Thoughts on the Sentimental Quest for a New Middle Landscape, Volume 1 1 Virginia Journal of Social Policy and the Law, Fall 2003). Recognizing the location of the PDA in proximity to Hudson and Keenesburg, it is the Applicant's intent to maintain this urban development in a regional context and approach the land use, revenue and transportation issues in the area in a cooperative manner. 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In Chapter III of this Amendment, the Applicant establishes additional goals and policies that will guide design and location of specific land use types. This Amendment meets the Weld County goals and objectives of the Comprehensive Plan. The impacts of development are adequately addressed, the infrastructure proposed is capable of handling the intensity of the development and the pattern of development is compatible with the region. As stated in Sec. 22-1-50 D. 2. of the Comprehensive Plan, supporting agriculture will continue to be a significant goal of the County, but it is recognized that the conversion of agricultural lands to other uses will continue. The pattern and quality of growth in the future will be guided by the Comprehensive Plan. The following goals and policies of the Comprehensive Plan apply to this Amendment: 2-50.01 - Urban Development Goals 1. Concentrate urban development where urban infrastructure is reasonably obtainable. (Comprehensive Plan Sec. 22-2-110 B. - UGB Goal 2) Discussion: This Amendment has met this goal by providing text and technical backup found in the Exhibits and Appendices detailing the provision of the necessary urban infrastructure to serve the PDA in phases and at full build-out. Through the use of existing districts approved by the County and the planned utilization of other metropolitan districts within the PDA, water, sewer and roads will be reasonably obtainable. Other services such as police, fire, community based infrastructure and schools have also been addressed and there are plans to make those reasonably available to meet the needs of the PDA per development phase and at full build out. The existing county policy linked to this goal suggests that development should be directed to municipalities, the 1-25 MUD or where urban infrastructure is reasonably obtainable (emphasis added). The commitment set forth in this Amendment demonstrates that the necessary services exist or will be reasonably obtainable. II-1 I revised October 2005 2. Open space within urban development should be connected to existing open space and agricultural lands. (Comprehensive Plan §22-2-110 D. - UGB Goal 4) Discussion: 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 Chapter III of this Application. 2-50.02 - Agriculture Goals 1. Conserve agricultural land for agricultural purposes which foster the economic health and continuance of agriculture. (Comprehensive Plan Sec. 22-2-60 A.Goal 1 ) Discussion: The Applicants' active agricultural plan is designed to protect and preserve prime, irrigated agricultural land with a consistent and reliable supply of water. The objective to increase water efficiencies will expand the crop base as more fully discussed in Appendix L. Providing treated effluent water to the Box Elder Basin provides new options to support agriculture in and around the PDA. The use of non- potable effluent from the WWTF will be available to supplement the wells within the Box Elder Basin allowing them to remain usable for agriculture. Without additional augmentation water, many of the existing wells in the Box Elder Basin will be systematically shut down over time. 2. Conversion of agricultural land to urban scale residential, commercial and industrial uses will be considered when the subject site is located . . .where urban services . . . are reasonably obtainable. This goal is intended to . . . minimize the incompatibilities that occur between uses in A and urban uses while minimizing the impacts on existing County resident/ taxpayers to extend public services to development. (Comprehensive Plan Sec. 22-2-60 A. Goal 2) Discussion: This goal requires answers to three basic questions. First, as set forth in detail in this Amendment, the PDA is located in an area where urban services are reasonably obtainable. A review of the technical Appendices and Exhibits made a part of this Amendment detail compliance with this goal. Second, the Amendment minimizes incompatibilities between agricultural use and urban use due to the 11-12 revised October 2005 location of the prime agricultural lands in relation to existing flood plains and the proposed land use designations adjacent to active agricultural areas. Most of the irrigated farmlands being reserved lie within the confines of the 100 year floodplain to Box Elder Creek and its tributaries thereby creating its own generous setback from urban development. Further, the location of urban designations are made with an understanding of the active agricultural environment so that enhanced setbacks locations of structures within the lots will be encouraged to minimize land use inconsistencies at the time of zoning. Third, through the use of metropolitan districts, both existing and proposed, the cost of urban services, including improvements that will benefit the region, will be paid by those benefiting the most from the development. 3. Construct services such as electricity, telephone, water, natural gas and sewer in conjunction with the development. (Comprehensive Plan Sec. 2-2-60 - A.Goal 6) Discussion: Through the use of existing service providers and the utilization of metropolitan districts, both existing and proposed, the major infrastructure will be provided in a timely manner to meet the phased needs of the PDA. Please refer to the Appendices and Exhibits within this Application for more detail. 3-50.03 Residential Goals As stated in Sec. 22-2-180 A. the intent is to establish residential areas which reflect affordability and lifestyle choices that include dwelling unit type, density, environmental setting and convenience level. This describes the concept of the PDA. 1. Ensure that adequate public services and infrastructure are reasonably obtainable to accommodate the proposed development (Comprehensive Plan Sec. 22-2-190 A. - R.Goal 1) Discussion: As set forth throughout this Amendment all urban services needed for the phased development of the PDA are reasonably obtainable. Please refer to the Appendices and Exhibits of this Application for more detailed information. 1I-13 revised October 2005 2. The land use application has demonstrated that adequate sanitary sewer and public water systems are available to all development, and that the street and highway facilities providing access to the property are adequate in width, classification, and structural with the towns of Hudson and Keenesburg to maximize existing sites and jointly plan for active and passive open space. (Comprehensive Plan 22-2-190 A. - R.Policy 1 .1 ) Discussion: Water and sewer service to the PDA will be provided through metropolitan districts to be formed for the PDA. These districts will purchase the water and sewer resources and treatment from Resource Colorado. As cited in the Traffic Study prepared by LSC Transportation Consultants the PDA will generate 97,728 vehicle trips on an average weekday at full build-out. Please refer to Appendix E. The preliminary traffic study recommends certain improvements to the internal transportation network of the PDA to properly utilize the planned expansions of WCR 49 and WCR22. 3. Promote efficient and cost effective delivery of public facilities and services. Comprehensive Plan Sec.22-2-190 B - R.Goal 2) Discussion: This Amendment meets this goal through clustering development at a density that makes the extension of utilities into this area efficient and cost effective. 4. Urban residential uses will be encouraged when the subject site is located where adequate infrastructure and services for the property are reasonably attainable. (Comprehensive Plan Sec. 22-2-190 C - R.Goal 3) Discussion: This Amendment details compliance with this goal throughout the text. Please refer to the Exhibits and Appendices of this Application for more detail. 5. The compatibility between new residential development and existing surrounding land uses will be considered (Comprehensive Plan Sec. 22-2-190 G - R.Goal 7) Discussion: The PDA will be cohesive, identifiable and diverse while retaining the current agrarian lifestyle for residents in the area. The history of the area is considered as well as the style and character of existing, nearby developments. As proposed, over 50% of the Pioneer Property will be open space consisting of passive, public use parks and I1-14 revised October 2005 agricultural preservation area. With the large setbacks between agricultural land use and other urban uses in place due to the floodplain the PDA will ensure compatibility between uses. 6. Explore opportunities for affordable and senior housing to meet the needs of County residents as well as future federal and state guidelines (Comprehensive Plan Sec. 22-2-190 I - R Goal 9) Discussion: The residential elements within the PDA will be designed and managed to concentrate specific areas or clusters to ensure diversity and affordability. 7. Promote a quality environment which is free of unsightly materials, including but not limited to, derelict vehicles, refuse and litter. (Comprehensive Plan Sec. 22-2-190 K - R.Goal 1 1 ) Discussion: Good design and community covenants shall control the appearance of the development. 2-50.04 Commercial Goals 1. Encourage the expansion and diversification of the commercial economic base. (Comprehensive Plan Sec. 22-2-170 B. - C.Goal 2) Discussion: The intent of this Amendment is to protect the economic base, character and qualities of Hudson and Keenesburg, while providing convenient opportunities within PDA neighborhoods. Development within the PDA 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 PDA 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 PDA, to provide convenient retail opportunities for neighborhoods. 11-15 revised October 2005 2. Address the compatibility of commercial land uses with adjacent land uses. (Comprehensive Plan Sec. 22-2-170 C. - C.Goal 3) Discussion: Commercial land uses will be integrated (see C.3.2 and C.3.3) within the PDA and consistent with Chapters 23, 24, and 27of the Weld County Code. 3. A good working relationship between public and private sectors is an asset. The County should continue its support of organizations that foster economic development. (Comprehensive Plan Sec. 22-2-170 D - C.Goal 4) Discussion: The Applicant remains committed to work with the existing Economic Councils within the region (see contact list - Section 1-70 of this application) and other area towns, including Hudson and Keenesburg, to foster a cooperative relationship for commercial and retail growth. The development of the PDA will encourage infill of existing commercial centers and support the growth of existing business in Keenesburg and Hudson. .-1 4. The Applicant shall ensure that adequate commercial levels of services and facilities are currently available or reasonably obtainable to serve the commercial development or district. (Comprehensive Plan Sec. 22-2-170 E - C. Goal 5) Discussion: Road and utility improvements will be provided to assure appropriate service to existing commercial development in the existing towns. New residential development within the PDA will create the new demands for expanded and new retail and commercial uses not only within the PDA, for neighborhood based services, but in the existing commercial cores of Hudson and Keenesburg. 5. Recognize the impact of new development on the natural environment and develop measures to mitigate Impacts. (Comprehensive Plan Sec. 22-2-170 F - C.Goal 6) Discussion: Development impacts will be minimized by preserving the natural state of the Box Elder Creek floodplain to the extent practicable and promoting the efficient utilization of water resources by clustering development. II-16 revised October 2005 6. Development should pay its own way. (Comprehensive Plan Sec 22-2-170 H - C.Goal 8) Discussion: This Amendment has demonstrated the method of ensuring that residential development will pay its own way. Through the use of existing and proposed metropolitan districts the PDA will provide the financing and management of urban services in a manner that ensures that the development will pay its own way. Please refer to Exhibit C-2 where the fiscal analysis has been supplied. 2-50.05 Planned Unit Development Goals 1. Encourage creative approaches to land development which will result in environments of distinct identity and character. (Comprehensive Plan Sec. 22-2-210 D. - PUD Goal 4) Discussion: Development 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. The PDA is a planned development capable of providing residential with commercial and recreational amenities. Please refer to Chapter Ill for more detail. 2. Carefully analyze and consider the natural landscape and site features when developing the land plan. (Comprehensive Plan Sec. 22-2-210 D. PUD Policy 4.3) Discussion: Development within the PDA 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 PDA standards are discussed in Chapter ill. 2-50.06 Public Facilities and Services 1. Promote efficient and cost effective delivery of public facilities and services. (Comprehensive Plan Sec. 22-3-50 A. - P Goal 1) Discussion: Coordination and consolidation of public safety facilities shall be provided to meet required standards of response times and public safety, maintaining the same level of service that exists II-17 revised October 2005 throughout the districts. Good land design incorporating the clustering concept will also promote the efficient and cost effective delivery of public facilities and services. 2. Require adequate facilities and services to assure the health, safety and weffare of the present and future residents of the County. (Comprehensive Plan Sec. 22-3-50 B. - P Goal 2) Discussion: The PDA will provide a mechanism for funding public facilities, accommodating service expansion, and community amenities based on the demand created by the development. Metropolitan district(s) will be formed to address and assess needs based on the development of the PDA. The Applicant will continue to examine the amenities and needs of the PDA and implement the appropriate tools necessary to provide the open space, school site locations, funding assistance, law enforcement / fire substations and public roads. A central water and sewer system is proposed as a more efficient use through the planning for urban development thus reducing the proliferation of ISDS systems and will greatly enhance the health and safety of Weld County residents by offering an advanced wastewater treatment plant and a dependable source of drinking water. In addition the PDA will: a. 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. b. Encourage the siting of schools near or adjacent to community parks, open spaces and trail systems. All applications for further entitlement within the PDA shall be referred to the school district for review and recommendation regarding school district requirements. r D-18 revised October 2005 2-50.07 Water 1. Maintain Federal Drinking Water Standards in aquifers which provide drinking water for domestic and public use. (Comprehensive Plan Sec. 22-4-30 B. - WA Goal 2) Discussion: 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 will be operated in accordance with the Colorado Primary Drinking Water Regulations to assure the safety of the public drinking water supply. New development shall preserve identified aquifer re-charge areas. Where feasible, drainage ways shall be maintained in their natural state to ensure natural re-charge. 2-50.08 Wildlife 1. Conserve critical ecosystem components. (Comprehensive Plan Sec. 22-5-30 A - W Goal 1 ) Discussion: No critical wildlife habitats were identified in the inventory. By maintaining the drainage channels and through the design of contiguous open space, corridors will be maintained to allow for the natural routes of travel and migration of wildlife. 2-50.09 Transportation and Circulation 1. To provide a well-integrated, unified and coordinated transportation system that considers all modes of travel and meets the public need for mobility, comfort, and safety with maximum efficiency and economy. (Comprehensive Plan Sec. 22-3-140 A - T. Goal 1 ) Discussion: Please refer to Appendix E for an analysis of the overall transportation system and the integration to be achieved. 2. Conduct a traffic study to measure the amount of traffic generated from the development that will impact existing and proposed roads. (§22-3-140 E - T Policy 5.2) Discussion: A Traffic Study was prepared by LSC Transportation Consultants (Appendix E) where the impacts, traffic generation, and improvements are discussed. The site will generate approximately 97,728 vehicle trips on an average weekday at full build-out. The Applicant will work with Weld County Public Works to ensure that the appropriate infrastructure is in place to accommodate this traffic as development occurs. II-19 revised October 2005 3. Cover the costs necessary to improve existing county and / or state roads that serve the proposed development. (Comprehensive Plan Sec. 22-3-140 E - T Goal 5) Discussion: The PDA intends to form a metropolitan district or districts to finance the necessary on-site roads that will be a developer responsibility as well as the share of costs to adjacent arterials roadways that will be impacted by the development of the PDA. The costs for roads to serve the proposed development are discussed in the District Service Plans and will be further defined at the time of subdivision plat. The application for credit on the Weld County Road Impact Fee will be reviewed prior to County's issuance of permits on the property. 2-50.10 Oil and Gas 1. Oil and gas exploration and production should occur in a manner which minimizes the impact to agricultural uses and the environment and reduces conflicts between mineral development and . . .future surface uses. (Comprehensive Plan Sec. 22-5-100 A - OG Goal 1 ) Discussion: The PDA recognizes 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. 2-60 Conclusions For the foregoing reasons and as summarized below, the Weld County Comprehensive Plan Amendment is in the best interest of the community of Weld County because: • The Amendment protects prime irrigated agricultural lands from development. • The Amendment promotes more efficient use of land and natural resources. • The Amendment utilizes existing transportation infrastructure. • The Amendment will provide a population base that increases demands for employment opportunities and retail growth that will generate economic gain in this area and an increase in property values. • The Amendment will maintain Weld County water resources in Weld County. 11-20 revised October 2005 Hello