HomeMy WebLinkAbout20021686.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant 1-25 MUD Amendment Landowners- Case Number Chapters 22 and 26,
Reynolds, Reynolds/Woods Weld County Code,
2001-XX
Submitted or Prepared
Prior to At Hearing
Hearing
1 Planning Commission Resolution
2 Staff Comments X
3 Legal Notifications/Sign Posting Photographs X
4 Letter to Applicant X
5 Legal Notifications/Affidavit or Photo of Sign Posting X
6 Application X
7 Maps X
8 Referral List and Referral Letter X
9 Referrals without Comment X
Referrals with Comment
10 Department of Public Works referral received 02/14/02 X
11 St. Vrain Valley School District referral received 11/08/01 X
12 Mountain View Fire Protection District, referral received 11/01/01 X
13 Town of Mead, referral received 12/19/01 X
14 Weld County Sheriffs Office, referral received 01/29/02 X
15 Deed/Certificates of Conveyances X
16 Surrounding Property/Mineral Owners X
17 St Vrain Concerned Citizen's Group Letter received 02/19/02 X
18
19
20
I hereby certify that the it items identified herein were submitted to the Department of Planning Services
at or prior to the scheduled Planning Commission hearing. I further certify that these items were forwarded
to the Clerk to the Planning Commission.
Robed Anderson ❖ Long Range Planner
2002-1686
i APPLICATION FLOW SHEET
COLOR ADO
APPLICANT: Reynolds and Woods Properties CASE#: County Code 2001-XX
REQUEST: Petition for inclusion into the Mixed Use Development Area of Unincorporated Weld County. Changes
to Chapter 22 (Comprehensive Plan)and Chapter 26(Mixed Use Development Plan).
_EGAL. E2 of Section 23,T3N R68W and the N2 and the SW4 of L,ectio:,24. R68W and the NE4of the
SE4 and the E2 of the NE4,Section 30,T3N, R67W, 6th P.M., Weld County,CO
LOCATION: North of and adjacent to State Highway 66 and V2 mile east of Interstate 25. ACRES: 800+/- ≥
PARCEL ID#s: 1207 23 000032; 1207 23 000025; 1207 23 000033; 1207 23 000011; 1207 24 000038; 1207 24
000037; 1207 24 000022; 1207 24 000015;1207 24 300002;1207 24 000039;1207 24 300001;1209
30 000 015
DATE BY
Application Received 9/21/01 RA
Application Complete 10/22/01 RA
� �$�cac.'t
PC Hearing Date: t Action: �4h�no��rt7 !Z 4/01 I r(GL RA
Utility Board Date: N/A n/a
PC Sign to be Posted By(Legislative,so courtesy):11/23/01 //1 z /v,
PC Sign Posted i O/i' /o i P�.S r,cri3F-
Referrals Listed 10/22/01 RA
File Assembled t0•29.O1 %N
Referrals Mailed I0.7�l.pJ 17M
Chaindexed 9/24/01 ABJ
Letter to Applicant Mailed I 0.7 3'01 VM
Copy of Letter to Monica Daniels-Mika t0.23.01 oM
F.
Date Public Notice Published in County Newspaper
Surrounding Property&Mineral Owners Notified JJA
Planning Technician Maps Prepared vs/
Field Check by DPS Staff Y o /zz/e i rz-•
Planning Commission Resolution Sent to Applicant ( )
Planning Commission Meeting Minutes Filed in Case
Case Sent to Clerk to the Board
CC Hearing: Action:
•
CC Hearing 1: Action:
CC Hearing 1 Sign Posted By:
CC Hearing 1 Sign Posted:
CC Hearing 2: Action:
CC Hearing 3: Action:
Plat and/or Resolution Recorded
Recorded on Maps and filed
Overlay Districts
Zoning: Agricultural,Prime Ag Land,no land use activities per
Zoning Mylars •
Airport: No Geologic: No
Road Impact:Perhaps, SW Weld#3,Check Access
Flood'Hazard: No,Panel#080266 0855C m:anne\countycode\2001-Sept MUD&Comp Plan Flow
• '1l1 CHAPTERS 22 & 26,WELD COUNTY CODE
WoeCOMP STRHENSIVE PLAN& MIXED USE DEVELOPMENT UCTURAL LAND USE MAP # PLAN
2.1 AMENDMENT
COLORADO SUMMARY SHEET
Case Number: County Code 2001-XX Hearing Date: February 19, 2002
Applicants: Reynolds &Reynolds Woods Planner: Robert Anderson
Address: c/o AgPro 4311 Highway 66, Ste. 4
Longmont, Colorado 80504
Request: Amendment to Map#2.1: Structural Land Use Plan of the Comprehensive Plan (Chapter
22) and the Mixed Use Development Plan (Chapter 26) to include 800 +/- total acres
designated for potential Residential,Regional Commercial,Employment Center,Regional
Park, School Site, and Neighborhood Center Development.
Legal East Half of Section 23 and the Southwest Quarter of Section 24,Township 3 North,Range
Descriptions: 68 West and the Northeast Quarter of the Southeast Quarter and the east one-half of the
Northeast Quarter of Section 30, Township 3 North, Range 67 West all of the 6th Prime
Meridian, Weld County, Colorado.
Locations: North of and adjacent to State Highway 66 and 1/2 mile east of Interstate 25
Parcel#: 1207 23 000032; 1207 23 000025; 1207 23 000033; 1207 23 000011; 1207 24 000038; 1207
24 000037; 1207 24 000022; 1207 24 000015; 1207 24 300002; 1207 24 000039; 1207 24
300001; 1209 30 000 015
Parcel Size: Approximately 800 +/-acres in the 12 parcels described above.
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
There are two criteria for review of this amendment to Chapters 22 and 26 Map#2.1: Structural Land Use
Map. The first criteria is found in Section 26-1-30(MUD Plan). The second criteria is found in Section 22-
1-50 (Comprehensive Plan).
The Department of Planning Services' staff has received responses from the following agencies:
• Mountain View Fire Protection District,referral response received 11/01/01.
• St Vrain Valley School District,referral response received 11/8/01.
• Colorado Department of Transportation,referral response received 11/501.
• Town of Mead, Colorado, referral response received 12/19/01.
• Weld County Sheriffs Office referral response received 01/29/02.
Reynolds/Woods, Amend MUD 1
WOW
t
WC CO CHAPTERS 22 & 26,WELD COUNTY CODE
MPREHENSIVE PLAN STRUCTURAL LAND USE AMENDMENT
D MAP#2.1 USE OPMENT PLAN
COLORADO ADMINISTRATIVE REVIEW
Case Number: County Code 2001-XX Hearing Date: January 15, 2001
Applicants: Reynolds &Reynolds Woods Planner: Robert Anderson
Address: do AgPro 4311 Highway 66, Ste. 4
Longmont, Colorado 80504
Request: Amendment to Map#2.1: Structural Land Use Plan of the Comprehensive Plan (Chapter
22) and the Mixed Use Development Plan (Chapter 26) to include 850 +/- total acres
designated for potential Residential,Regional Commercial,Employment Center,Regional
Park, School Site, and Neighborhood Center Development.
Legal East Half of Section 23 and the Southwest Quarter of Section 24, Township 3 North,
Descriptions: Range 68 West and the Northeast Quarter of the Southeast Quarter and the east one-half
of the Northeast Quarter of Section 30, Township 3 North, Range 67 West all of the 6th
Prime Meridian, Weld County, Colorado.
Locations: North of and adjacent to State Highway 66 and ''/Y mile east of Interstate 25
Parcel#: 1207 23 000032; 1207 23 000025; 1207 23 000033; 1207 23 000011; 1207 24 000038; 1207
24 000037; 1207 24 000022; 1207 24 000015; 1207 24 300002; 1207 24 000039; 1207 24
300001; 1209 30 000 015
Parcel Size: Approximately 850 +/- acres in the 12 parcels described above.
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. Criteria I: MUD Plan, Chapter 26, Weld County Code. That the application is consistent with
Section 26-1-30 Weld County Mixed Use Plan which establishes procedures for amending Chapter 26 in
accordance to procedures established in Section 22-1-50 of the County Code. The procedures for submittal
have been met.
2. Criteria II: Comprehensive Plan, Chapter 22, Weld County Code. The following procedures are
outlined in Section 22-1-50 of the Weld County Code:
22-1-50.B.1."Comprehensive Plan amendment proposals shall be considered bi-annually with a
public hearing process beginning in November or May of each year."
22-1-50.B.2."The petitioner shall pay for the cost of legal publication of the proposed amendment
and all land use application fees. "
Reynolds/Woods, Amend MUD 2
There is currently no charge to amend the Structural Land Use Map, #2.1. The applicant was
informed that there is a fee for legal publication and will pay for the publication.
22-1-50.B.3. "A typewritten original and eleven(11)copies of the proposed Comprehensive Plan
amendment must be submitted to the Department of Planning Services no later than
October 1 or April 1 of each year to be considered for review and public hearings. "
The applicant has met this requirement. The application was submitted on September 21, 2001
22-1-50.B.3.a "A statement describing why the comprehensive plan is in need of revision. "
The applicants have stated the desire to develop the properties at an urban scale density by
complying with standards established in Chapter 26,Mixed Use Development area plan.Application
materials also state the properties are within the St. Vrain Sanitation District boundary. Capability
of serving these properties by St. Vrain Sanitation District does exist.
26-2-30.D.1 "Residential districts within the MUD area are encouraged to be cohesive,
identifiable and diverse, while retaining the current agrarian lifestyle of residents in the area."
The creation of an expansion to the MUD area is of concern for surrounding land uses.Agricultural
uses currently occur on land referred to in this application. Adjacent Land uses are predominantly
agricultural in nature with associated rural residences.
When developing the MUD Plan,a ratio of employment centers,residential areas,parks andtransit
centers appear carefully planned in correlation to the total planned area. The applicants have
examined this mixture of uses and have proposed a similar mixture,keeping true to the intent of the
MUD Area.
22-1-50.B.3.b."A statement describing how the proposed amendment will be consistent with existing
and future goals,policies, and needs of the County. "
The applicants have apparently examined this mixture of uses and have proposed a similar
proposed mixture,keeping true to the intent of the MUD Area.
22-2-60. A. Goal.3 of the Comprehensive Plan states that, "Urban-scale residential,
commercial, and industrial development which is not located adjacent to existing incorporated
municipalities" shall be discouraged. A.Policy3 of the Comprehensive Plan further states that
"Conversion of agricultural land to urban-scale residential,commercial and industrial development
will be discouraged when the subject site is located outside of an approved Intergovernmental
Agreement area, urban growth boundary area, or I-25 MUD area and urban development nodes."
This proposal is located adjacent to the Urban Growth Boundary for the Town of Mead,and within
the vicinity of current commercial and industrial activities taking place in the area.
22-2-170. R. Goal 2 of the Comprehensive Plan states that any proposed residential
development shall, "Ensure that adequate public services and facilities are available to serve the
residential development or district." R. Policy 2 further elaborates, "The land-use applicant will
Reynolds/Woods, Amend MUD 3
demonstrate,to the Board of County Commissioners,that adequate sanitary sewer and public water
systems are available to all residential development, and that the street or highway facilities
providing access to the property are adequate in width,classification,and structural capacity to meet
the requirements of the proposed district or development."
22-1-50.5 The following procedures to amending the I-25 Mixed Use Development Area Map
are outlined in Section 22-1-50.5 of the Weld County Code, as amended:
22-1-50.5.a."The proposed amendment must demonstrate the proposed amendment is adjacent to
and contiguous with the existing 1-25 MUD Area Map. "
The combination of these parcels create a .40 contiguity boundary with the existing MUD area.
22-1-50.5.b."The proposed amendment must describe how the proposed amendment will not place
a burden upon existing or planned service capabilities. This statement shall include how emergency
services will be provided to the proposed area."
The applicant has coordinated with personnel representing the Towns of Firestone and Mead, Little
Thompson Water District, St Vrain Valley Water and School District and the Mountain View Fire
Protection District.
22-1-50.5.c."The proposed amendment must delineate the number of people who will reside in the
proposed area. This statement shall include the number of school-aged children and address the
cultural and social service provision needs of the proposed population. "
The Application materials indicate approximately 1008 students will reside, 1558 Residential units
will be constructed and 234 jobs will be created within the proposed amendment boundaries. The
applicants has broadly addressed the cultural and social services needs of said population.
The Weld County Depaituient of Public Works,in their referral response dated February 12, 2002,
stated:
"In two letters dated January 7,2002,and January 10,2002,Eugene G.Cappola,P.E.,made
preliminary estimates of the traffic that will be generated from the two different sites. The western
site will generate approximately 14,600 trips per day and the eastern site will generate 1,400. Mr.
Cappola's preliminary traffic studies do not provide information on the impact to the roadway
systems that serve the area.
Traffic that will be generated by development of these properties will have a significant
impact on the I-25 Interchange, State Highway 66,and County Roads 32, 9 %,and 13. Some of the
necessary roadway improvements will be additional lanes,turning lanes,intersection improvements
and traffic signals.
In the application materials, under the section entitled Roads, the last sentence reads, "As
development occurs, impact fees will be assessed by the County to provide adequate funding to
design and construct the necessary roadway improvements." We wish to make it clear,impact fees
were created strictly for capacity improvements to the overall roadway system. Any improvements
necessary to facilitate access to a development are the responsibility of that development. At the
Reynolds/Woods, Amend MUD 4
time a site is developed, detailed traffic studies will be required identifying traffic impacts of that
development and the roadway improvements needed to facilitate access to the development.(Weld
County Department of Public Works)
The St.Vrain School District in their referral response dated November 5,2001 did not support the
applicants proposal and stated
"The District opposes the approval of plats within this development proposal until there is
capacity available in these schools (Mead Elementary and Middle Schools, Skyline High School)
or there are new schools available to serve this area. Should this proposal be considered for approval
by the County, the District's land dedication and cash-in-lieu requirements would still need to be
satisfied." (St. Vrain Valley School District)
The Department of Planning Services'staff recommendation for approval is conditional upon the following:
1. Any improvements necessary to facilitate access to a development are the responsibility of
that development. At the time a site is developed,the applicants shall be required to provide
detailed traffic studies identifying traffic impacts of that development and the roadway
improvements needed to facilitate access to the development. Evidence or acknowledgment
of such shall be provided to the Department of Planning Services.(Weld County Department
of Public Works)
2. The applicants shall attempt to address the St. Vrain Valley School District's land
dedication, cash-in-lieu and the requirements identified in the referral response dated
November 5, 2001. Evidence or acknowledgment of such shall be provided to the
Department of Planning Services. (St. Vrain Valley School District)
3. The applicant shall attempt to address the Mountain View Fire Protection District's referral
request of October 30,2001."When development occurs,plans for such development must
be submitted to the Fire District for review and approval; and all applicable code as they
pertain to water supply, fire hydrant locations, fire depai Intent access, street designs and
building construction must be met." Evidence or acknowledgment of such shall be provided
to the Department of Planning Services. (Mountain View Fire Department)
This recommendation is based,in part,upon a review of the application materials submitted by the applicant,
other relevant information regarding the request, and responses from referral entities.
If this amendment application is approved, Table 22.4 reflecting the land mass associated with proposed
land distribution categories will require the appropriate amendment as outlined on Page 6 (attached).
Reynolds/Woods, Amend MUD 5
Table 22.4
Land Use Plan Distribution
Land Use/Intensity Acres % Total Remarks
Area
Employment Center — 274-00 18.8% 24 31.0 million total square feet of floor space
High Intensity 2,870 21%
Regional Commercial — 380 2.97% 3.8 4.4 million total square feet of floor space
Medium Intensity 437 3%
Neighborhood Center — 80 0.63% 8—8.8 million total square feet of floor space
Low Intensity 210 1%
Residential — 5-150 40.2% Maximum population: 39,813 59,076 people and
Mixed Intensity 5,785 40% approximately 18,097 23,651 dwelling units
Limiting Site Factors — 4,040 31.69E All areas delineated are within the 100-year
Lowest Intensity 4,215 29% floodplain or have elements that obstruct or are
hazardous to certain types of development
Regional Park — 750 5.8% Areas delineated as open space
858 6%
TOTAL 12,800 100%
14,375
Source: Weld County Department of Planning Services.
Assumptions:
• Residential densities were calculated using an average of four dwelling units per acre for all development throughout the MUD
area. It was assumed that 25%of the gross land area in residential areas would account for roadways,neighborhood parks and
various residential amenities. The estimated population was calculated by multiplying the total number projected households
by 2.5.
• Employment center calculations are based on an average of 15,000 square feet of floor area per acre.
• Regional commercial calculations are based on an average of 10,000 square feet of floor area per acre.
Reynolds/Woods, Amend MUD 6
MEMORANDUM
Inc
COLORADO
TO: Planning Commission
FROM: Robert Anderson ;z-zA
DATE: January 7, 2002
SUBJ: Request for Continuance, County Code CC2001-XX,
Reynolds &Woods, Reynolds Petition of Inclusion into the MUD and
Amendment to Map #2.1: Structural Land Use Plan of the
Comprehensive Plan (Chapter 22) and the Mixed Use Development
Plan (Chapter 26)
LEGAL East Half of Section 23 and the Southwest Quarter of Section 24,
DESCRIPTION: Township 3 North, Range Descriptions: 68 West and the Northeast
Quarter of the Southeast Quarter and the east one-half of the
Northeast Quarter of Section 30, Township 3 North, Range 67 West
all of the 6th Prime Meridian, Weld County, Colorado.
Dear Commissioners:
Planning Services requests a continuance of the hearing for the Amendment to Map#2.1:
Structural Land Use Plan of the Comprehensive Plan (Chapter 22) and the Mixed Use
Development Plan (Chapter 26).
The Weld County Department of Planning Services recommends that the Weld County
Planning Commission grant this request for continuance to February 19, 2002.
64tC,
4 ‘it MEMORANDUM
WIDc
COLORADO
DATE: November 27, 2001
SUBJ: Request for Continuance, County Code CC2001-XX,
Reynolds/Woods, Reynolds Petition of Inclusion into the MUD and
Amendment to Map #2.1: Structural Land Use Plan/Comprehensive
Plan (Chapter 22)and the Mixed Use Development Plan (Chapter 26)
LEGAL East Half of Section 23 and the Southwest Quarter of Section 24,
DESCRIPTION: Township 3 North, Range Descriptions: 68 West and the Northeast
Quarter of the Southeast Quarter and the east one-half of the
Northeast Quarter of Section 30, Township 3 North, Range 67 West
all of the 6th Prime Meridian, Weld County, Colorado.
Dear Commissioners:
Planning Services requests a continuance of the hearing for the CC2001-XX. (Reynolds/
Woods & Reynolds)
The Weld County Department of Planning Services recommends that the Weld County
Planning Commission grant this request for continuance to the hearing scheduled for
January 15, 2001.
Respectfully Submitted,
Robert Anderson •e Long Range Planner
DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (9(970) 3004-6498
1555 N. 17TH AVENUE
COLORADO GREELEY, COLORADO 80631
October 23, 2001
AgPro Environmental Services
4311 Highway 66 Suite 4
Longmont CO 80504
Subject: County Code 2001-XX- Request for a Petition for Inclusion into the Mixed Use Development Area of
Unincorporated Weld County,changes to Chapter 22 (Comprehensive Plan)and Chapter 26 (Mixed Use
Development Plan,on parcels of land described as E2 of Section 23,T3N,R68W and the N2 and the SW4
of Section 24,T3N, R68W and the NE4 of the SE4 and the E2 of the NE4 of Section 30,T3N,R67W of the
6th P.M.,Weld County, Colorado.
Dear Applicant:
Your application and related materials for the request described above are being processed. I have scheduled a meeting
with the Weld County Planning Commission for December 4,2001, at 1:30 p.m. This meeting will take place in Room
210,Weld County Planning Department, 1555 N. 17th Avenue,Greeley,Colorado. It is recommended that you and/or
a representative be in attendance to answer any questions the Planning Commission members may have.
It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners. Colorado
Revised Statute,C.R.S.24-65.5-103(adopted as part of H.B.01-1088)requires notification of all mineral estate owners
30 days prior to any public hearing. The applicant shall provide the Weld County Planning Department with written
certification indicating the above requirements have been met.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property
or if the property is located within the comprehensive planning area of a town or municipality. Therefore,our office has
forwarded a copy of the submitted materials to the Firestone and Mead Planning Commission for their review and
comments. Please call Firestone at(303)833-3291 and Mead at(970)535-4477 for further details regarding the date,
time,and place of this meeting. It is recommended that you and/or a representative be in attendance at the Firestone
and Mead Planning Commission meeting to answer any questions the Commission members may have with respect to
your application.
A representative from the Department of Planning Services will be out to the property a minimum of ten days prior to the
hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing
time, date, and location. In the event the property is not adjacent to a publicly maintained road right-of-way, one sign
will be posted in the most prominent place on the property and a second sign posted at the point at which the driveway
(access drive)intersects a publicly maintained road right-of-way.
The Department of Planning Services'staff will make a recommendation concerning this application to the Weld County
Planning Commission. This recommendation will be available twenty-four(24)hours before the scheduled hearing. It
is the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission
hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respectfully,
ste0. 1 art--
Robert Anderson
Planner
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