HomeMy WebLinkAbout20021647 y 4 •
y ' I Town of Mead
/III�Y P.O.Box 828
441 Third Street
Mead"A Little Teem Mead,Colorado 80542-0826
With a sly FWwe" (970)595.4477
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June 17, 2002
CERTIFIED MAIL# 7099 3400 0018 5011 3926
Atten. Lee Morrison
Weld County Attorney
P.O. Box 1948
Greeley, CO 80632
RE: Required Annexation Impact Report- Sanborn Annexation to the Town of Mead.
Gentlemen:
In accordance with the requirements of C.R.S. § 31-12-108.5, enclosed is a copy of the
Annexation Impact Report prepared for the proposed Sanborn Annexation to the Town of Mead.
You have received prior notice of the public hearings before the Planning Commission and the
Board of Trustees for this proposal. In the event that you have any questions regarding this
Annexation Impact Report, or the proposed annexation, you may contact Richard E. Samson, the
Town's Attorney, at(303) 776-1169.
Very truly yours,
9.44:14/4, ate. 2/ran°
Judy L. Hegwood
Town Clerk
Impact Report Mailing-Sanborn Annex.wpd 7/17/02 9:04 AM)
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06 - 07 '/- 2002-1647
ANNEXATION IMPACT REPORT
SANBORN ANNEXATION
TO THE TOWN OF MEAD
June 12, 2002
Prepared for:
Town of Mead
P.O. Box 626
Mead, Colorado 80542
Information Prepared by:
Del Camino, LLC.
8690 Wolff Court, Suite 200
Westminister, Colorado 80031
,
Table of Contents
Page
Annexation Impact Report 1
II. Narratives Assessing the Impact of the Annexation 3
III. Exhibits 6
A. The Impact Report Map -"Annexation Impact Map Sanbom Annexation."
B. Annexation Map - "Sanborn -Annexation Map."
C. Concept Map-"Proposed Lot Layout Plan Sanborn Subdivision."
D. "Weld County 1-25 Mixed Use Development Area Plan."
E. Letter of Intent- Sanborn Ranch Annexation.
.
Forward:
This "annexation impact report" has been prepared pursuant to Section 31-12-108.5 Colorado
Revised Statutes, 1986 Repl. Vol. Contained in the Exhibit Section are maps depicting the
proposed annexation, the existing and proposed public services to the property and the existing
and proposed land use for the property.
I. Annexation Impact Report:
1. Site Boundaries: Please see the map titled "Vicinity Map," depicted on the"Drainage
and Vicinity Map for Proposed Sanborn Subdivision, Page 3 of 4."
2. Street, Utilities, and Other Infrastructure: Please see the map titled "Utilities for
Proposed Sanbom Subdivision, Page 4 of 4."
3. Copy of Final Annexation Agreement: Not available at this time.
4. Municipal Services:
a. Water: Public water will be provided by the Little Thompson Water District by
way of existing water mains along the half section line of Section 26, along the
eastern edge of the property. The water service system within the development
will be constructed by the developer on behalf of the Water District.
b. Sanitary Sewer: Public sanitary sewer will be provided by the St. Vrain Sanitation
District. The St. Vrain Sanitation District has constructed the North Line
Extension, (a major trunk line extending to the district' s treatment facility), which
has been size to adequately handle the wastewater disposal for the ultimate build
out of this project.
c. Storm Water: Storm water drainage from the development will be detained in
released at historic rates. Storm water release will be directed toward this St.
Vrain Creek.
d. Other utilities such as gas, electric and telephone are adjacent to this site and
will be provided by those companies holding a franchise with Town.
e. Fire protection is provided by the Mountain View Fire Protection District.
f. Weld County Sheriff's Office provides the law enforcement under contract with
Town.
5. Method of Finance: No municipal financing is needed or required for the Sanborn
Annexation project. All improvements adjacent to the site will be provided by the
Applicant.
6. School District and Other Special Districts:The Sanbom Annexation project is within the
following school and special districts:
Page 1 of 6
a. St. Vrain Valley School District RE-1J.
b. Mountain View Fire Protection District.
c. Little Thompson Water District.
d. St. Vrain Sanitation District.
e. Northern Colorado Water Conservancy District.
f. St. Vrain Left-hand Water Conservancy District.
7. Effect on the School District:
a. This development will generate approximately 201 students. This is based on a
student yield of .66 for single-family detached units. This yield is itemized as
follows:
107 Elementary students, or 20% of standard capacity of a 525 students
elementary school.
ii. 43 Middle level students, or 5.7% of the standard capacity of a 750
student Middle level school.
iii. 52 High school students, or 4.3% of standard capacity of a 1200 student
high school.
b. And elementary school is proposed for the Western in Ranch property
immediately adjacent to the Sanborn annexation.
Page 2 of 6
II. Narratives Assessing the Impact of the Annexation (provided by Del Camino LLC):
1. Fire Protection: Fire protection will be provided by the Mountain View Fire Protection
District. The property is within the American Medical Response of Colorado area of
service.
2. Parks and Recreation:
a. The proposed development is approximately 157.24 AC, of which 24.9 AC will be
dedicated to the Town of Mead as open space. Through the use of a Park and a
canal, open space is integrated throughout the community. Approximately 15.8%
of the total property is open space.
b. The neighborhood parks and the perimeter open space will be dedicated to the
Town of Mead, but will be maintained by the Home Owners Association (HOA).
The allocation of funds for maintenance of all common open spaces will be
determined by the HOA at the time of its inception. In addition, the HOA will
maintain the detention areas. All other open space will be dedicated to the
Town of Mead and will be maintained by the Town of Mead.
c. A unique feature on site is the Sanbom canal that runs west to east through the
southem portion of the property. This feature and adjacent native vegetation will
be preserved and utilized for pedestrian trail connections to the community park.
3. Environmental Considerations:
a. There are no areas designated as wetlands within the limits of the site.
b. The property has been used for agricultural purposes. The farming operation
utilizes pesticides, fertilizers and petrochemical fuels. A Level I Environmental
Assessment will be conducted prior to Final Plat.
c. Noise and vibration within the development will be minimal and will comply with
all rules and regulations of the Town of Mead and the Weld County Health
Department.
d. Smoke, dust, and odor will not be an issue with the proposed development. The
land uses proposed will not generate smoke or odors. Additionally, all roads will
be paved, therefore no dust will be generated.
e. Heat, light, and glare will be controlled by landscape and development design.
f. Visual/aesthetic impacts of the development will blend with the natural
surroundings and will adhere to Town of Mead development requirements.
g. No high voltage uses are proposed within the development; therefore, electrical
interference is not an issue.
h. Water pollution will be prevented by installing erosion control measures during
Page 3 of 6
construction, monitoring existing oil and gas facilities, and providing public
sanitary sewer.
There are no areas designated as wetlands within the limits of the site.
j. Erosion and sedimentation will be kept to a minimum through adequate
landscaping and site design.
k. Excavating, grading, and filling will occur on the site in order to create roads and
building sites as well as detention basins. However, cut and fill will be kept to a
minimum through sensitive site planning.
Drilling, ditching, and dredging will occur on-site. Normal excavation related to
construction of buildings and roads is expected. Excavated material will be used
in areas that require fill.
m. Air pollution (e.g., burning of trash, diesel trucks, etc.)within the development will
not occur.
n. Solid waste will be disposed of by a local trash company. The regional
commercial and employment center will have dumpsters and residential
development will have curbside service.
o. The majority of the property is currently being farmed; therefore, wildlife habitat
will not be eliminated. The part of the property which has wildlife on-site is
limited to the irrigation canal corridor. This area will be preserved as open space
and trail linkages.
p. Existing vegetation has been removed through farming. However, the area along
the irrigation canal has same native vegetation that will be preserved to the
greatest extent possible.
q. No radiation or radioactive material exists on-site.
r. Oil/Gas Wells: There is one producing oil/gas well and its auxiliary storage
facilities located on the site. The well is intended to remain on the property until
such time that it becomes abandoned and plugged. The owner has reached
agreement with the oil company on additional drilling sites.
s. The proposed development is not located within a flood hazard, geologic hazard,
or airport overlay district.
4. Economic development potential:
This development provides a multitude of economic development opportunities for the
Town of Mead. The Regional Commercial area (53.8 acres, accommodating up to
694,000 square feet)will provide space for new businesses. These businesses will
provide jobs for the residents of Mead and will generate sales tax revenue for the Town.
Page 4 of 6
Construction of this development, estimated to be over 100 million dollars, will create
employment and service/sales opportunities for residences and business in Mead.
The housing portion of this development will increase the population of the Town of
Mead, thereby increasing the customer base for existing businesses and creating the
need for additional businesses. Some of these new businesses will locate within the
development, and others within the Town.
In addition, The Town of Mead will benefit from typical municipal revenues (e.g. building
permits, parks fees, property tax, etc.). These are itemized on Form D-4, Fiscal Analysis.
5. Compatibility with Town Policy:
Street Master Plan — It is the applicant's intent to construct roads, which meet or exceed
the Town of Mead's Land Use Code and the Standard Design Criteria and Construction
Requirements, Volume 1. Minor Streets will have a 54' ROW. The applicant also is
proposing a 100' wide collector street running west to east from the 1-25 frontage road
to the proposed WCR 9 %I . The collector bisects the property in half. At this time to the
best of applicant's knowledge the 125 frontage road will remain in use until WCR 9 % is
completed from Highway 119 to State Highway 66. The width of pavement on both
sides of the median will be 24' and the total width of the right-of-way will be 100 feet.
(see the Concept Plan, for additional information)
6. Subdivision Plan— N/A
7. Comprehensive Plan
a. The land uses proposed by this development are consistent with the land uses
shown on the Weld County MUD Plan.
b. On the Town of Mead Comprehensive Plan, this area is not delineated with a
land use designation. We are therefore deferring to the designations on the
Weld County MUD Plan.
c. The applicant understands that, in order to be annexed into the Town of Mead,
the comprehensive plan (and related agreements with Weld County)will need to
be amended to include this property.
8. Land Use Code:
a. It is the intent of this development to comply with the requirements of the Town of
Mead Land Use Code. However, the Concept Plan submitted represents a
preliminary design. If the plan is modified, due to comments from the Town of
Mead or due to conditions not known by the Applicant at this time, the Applicant
may decide to vary from these requirements, but only with the approval of the
Town.
b. The proposed development is a mixed-use project. Typically, re-zoning of the
property to a Planned Unit Development (PUD) classification would be requested
Page 5 of 6
for such a project. Currently, the Town of Mead does not have such a
classification. It is our understanding that a PUD classification is being prepared.
If a PUD classification is added to the Land Use Code at the time we request
zoning for this property, we are willing to meet the corresponding requirements.
c. The Land Use Code, in regards to parkland dedication, allows for either the
dedication of land or the payment of cash in lieu of land. At this time, the
Applicant wishes to dedicate a portion of the required quantity of land.
9. Existing and Adjacent Land Use:
At this time, the land use of properties immediately adjacent to this proposed
development are farmland. Between this development and Highway 66, there are
properties with commercial and industrial land uses. In the future, no conflicts are
anticipated between this development and adjacent properties since surrounding land
uses to the east, north and south, on the Weld County MUD Plan, have been designated
for similar land uses. Properties to the east and northeast have been designated for
Commercial/Residential Uses on the Town of Mead Comprehensive Plan.
III. Exhibits:
A. The Impact Report Map-"Annexation Impact Map Sanbom Annexation."
B. Annexation Map-"Sanborn -Annexation Map."
C. Concept Map - "Proposed Lot Layout Plan Sanborn Subdivision."
D. "Weld County 1-25 Mixed Use Development Area Plan."
E. Letter of Intent- Sanborn Ranch Annexation.
Page 6 of 6
EXHIBIT A
ANNEXATION IMPACT MAP
SANBORN ANNEXATION, MEAD, COLORADO
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EXHIBIT E
•
DEL CAMINO LLC.
965 West 9?AVE.
THORNTON, CO. 80260
PHONE 303-430-1547 FAX 303-430-1815
December 19, 2001
Judy Hegwood, Town Clerk
Town of Mead
441 Third Street
Mead. Co. 80542
RE: Annexation Application Sanborn Mixed Use Development Del Camino Property
Dear Ms. Hegwood,
We respectfully request annexation of the 157.24 acre Sanborn Development into the
Town of Mead for the purpose of creating a mixed-use development including
residential, employment and commercial land uses. It is our hope that such a
development will provide the Town of Mead with additional sources of revenue and will
provide its citizens with additional housing, and employment choices. Furthermore, it is
our intention for this development to provide a high quality environment in which people
can live. work and play.
PROJECT LOCATION AND DESCRIPTION
This tract of land lies between County Road 28 and State Highway 66, along the I-25
frontage road. Its eastern boundary is adjacent to the Douthit Property. County Road 9.5
is proposed along the eastern boundary of the property. Approximately one half the
property's boundary is contiguous to properties previously annexed by the Town of
Mead. The adjacent right-of-way for County Roads 23 and the I-25 frontage road are
included in the property to be annexed.
This development proposes the following land uses:
• Single— Family Residential (Zoning Classification MD) — 306 dwelling
units (103 acres), 2.96 dwelling units per acre.
• Employment/Commercial (Zoning Classification CR/I) 53.8 Acres, .60
floor area ration, 694,750 square feet
In addition _4 9 acres will be dedicated to the Town of Mead for open space and
recreation uses. Tnis acreage includes a 1.727 acre tract buffering the commercial and
residential users and the 2.9 acre Sanborn Ditch, a 16.4 acre park and a 3.8 acre perimeter
park.
There will also be approximately 2.9 acres used for storm water detention facilities and
approximately 21.8acres dedicated to the Town for public roads.
In closing we would like to express our desire to hold a Special Election as early as
practical in 2002 and have the Town of Mead vote on this proposed annexation at that
time. Please feel free to contact us with questions and requests for additional
information. Your prompt consideration and action on this proposal will be greatly
appreciated.
Sincerely,
•
Stephen A. McLaughlin i
Manager Del Camino LLC
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