HomeMy WebLinkAbout20021179.tiff PLANNED UNIT DEVELOPMENT CHANGE OF ZONE APPLICATION
PLANNING DEPARTMENT USE ONLY:
Case Number Application Fee:
Receipt Number Date:
Application Checked By: Planner Assign to Case:
TO BE COMPLETED BY THE APPLICANT: (print or type only except for required signatures)
I (we), the undersigned hereby request the Department of Planning Services to review this PUD
Sketch Plan for the proposed subdivision of the following described unincorporated area of Weld
County
LEGAL DESCRIPTION: Pt. W/2 35-03-68
(If additional space is required,attach an additional sheet of this same size or a copy of the deed)
PARCEL NUMBER (12 digit number-found on TAX I.D. or
obtained at the Assessor's Office
NAME OF PROPOSED SUBDIVISION Del Camino Business Park
EXISTING ZONIN AG PROPOSI.., 'NING PUD
TOTAL AREA(ACRES) 33.73 OVERLAY DISTRICT Employment Center
PROPOSED DEVELOPMENT GUIDE SUBMITTAL(Specific or Conceptual)
Specific
PROPERTY OWNERS OF PUD SKETCH PLAN PARCEL(S)
NAME California Home Inc. PHONE:(303)776-0853
ADDRESS 3118 Marlin Dr. Longmont, Colorado 80503
NAME PHONE:
ADRESS
APPLICANT OR AUTHORIZED AGENT(if different from above*)
NAME Design Development Consultants c/o: Don Leffler
ADDRESS 2627 Redwing Rd. Suite 350 Fort Collins, Colorado 80525
HOME TELEPHON (970)690-4827 BUSINESS TELEPHONE (970)266-0585
* If agent is different from the property owner, please submit written documentation from the EXHIBIT
property owner authorizing said agent to represent the owner.
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Signal Le: O n C o uth ized Agent
CH00198 Printed 6/14/2000
2002-1179
Del-Cameno Business Park, PUD
MUD Employment Center
Planned Unit Development Change of Zone
Specific Development Guide Line
Major Components of the Specific Development Guide
1. Environmental Impacts
The intent of the USE of this site is consistent with the Current MUD Area
Structural Plan. This Employment Center is intended to provide a pleasant and
safe environment for employees and visitors through the proposed planning
design as shown on the drawing enclosed. Consideration for specific
environmental characteristics are listed below and addressed accordingly.
a. Noise and Vibration: The site is designed for minimal impact to proposed
surrounding development. Proposed residential to the east shall be
buffered by 15 foot landscaping buffers as well as the proximity of the
irrigation canal on the eastern portion of the development. Proposed
development use's to the north and south are consistent with similar types
of land uses as proposed for this site. The interstate and 1-25 Frontage
Road borders the western boundary of this parcel and will not be directly
effected by this proposed development. Vibration due to traffic or
operations of industry will not impact the surrounding developments due
to the proposed lot sizes that will constrain such activities and volumes of
traffic. The development proposes to limit the lot sizes of industrial use
and therefore it lesson's the impact of noise and vibration.
b. Smoke, Dust and Odors: The proposed development Uses shall be
required to meet Weld County Criteria and guidelines as set forth in the
Weld County Land Use Code and the Environmental Protection Agency
Federal guidelines (EPA) for smoke, dust and odor control.
c. Heat, Light and Glare: Landscape buffering around the site as required by
the MUD guidelines shall screen adjacent development from any site
lighting and glare. Lots are proposed to have security lighting and streets
lights shall be similar as surrounding residential development. Heat
impacts to surrounding development are not expected from this
development.
d. Visual/Aesthetic Impacts: All development shall meet the design,
landscape guidelines and land use criteria as set forth in Section 2 of the
Development Standards found in the Weld County, Mixed Use
Development Plan development standards.
e. Electrical Interference: All electrical services shall be buried within this
development. Any additional electrical or transmission services that may
impede the service of electricity or reception of TV airwaves must meet
the guidelines of the Federal Communications Commission (FCC)and
shall not impede the services of surrounding proposed development.
f Water Pollution: Each site shall be responsible for storm water detention
for the 100 year storm and the overall development shall utilize a regional
detention area west of the existing canal to separate street and local storm
water runoff Additionally, the regional and site specific ponds shall
utilize native vegetation to filter and clarify the storm water runoff before
it is historically released into the canal or allowed to be historically run
off
g. Waste Water: Saint Vrain Sanitation Sewer District shall supply
wastewater.
h. Wetland Removal: There are no wetlands located on this site.
Erosion and Sedimentation: During Construction, all measures for
sedimentation and erosion control measures shall be implemented as
prescribed by the Weld County Engineering Department. Additionally,
natural filtration measures will be implemented in each detention pond for
further erosion and sedimentation control of storm water runoff.
j. Excavating, Filling and Grading: The site design utilizes most of the
existing grade for road construction and on site drainage. As each lot is
sold, each lot purchaser shall be responsible for meeting the requirements
for site excavation, lot grading and compaction of fill as required by Weld
County Planning and Engineering to obtain a building permit.
k. Drilling, Ditching and Dredging: No new drilling will be allowed on this
site upon approval of the Preliminary PUD Change of Zone. Additionally,
ditching or dredging are not applicable at this time. However, if the
purchaser of a lot requires such amenities for there respective building,
then these items will be addressed during individual site plan review.
Furthermore, this application request waiver from the Ordinance 89 JJ of
the Weld County Comprehensive Plan, that stipulates the requirement that
all structures must be located no closer than 350 feet from an existing oil
or gas well or any structure associated with the extraction of mineral
resource. The applicant request that the PUD will deviate from this bulk
requirement and ask to be allowed the building envelopes to be placed on
the final plat and that the envelope be allowed similar to the previous
standard for setback from oil and gas structures of 150' is met.
Air Pollution: Any Industry that requires the respective governing of air
quality releases for there respective operations shall be required to provide
evidence of related scrubbers and clarifies during the site plan review of
the respect entity.
m. Solid Waste: All solid waste from this development shall he the
responsibility of the individual lot owners.
n. Wildlife Removal: This site currently exists as dry land farm land and has
no visible wildlife habitants. The irrigation canal may serve as a wildlife
corridor and is proposed to remain uninhibited by the proposed
development.
o. Natural Vegetation Removal: The only native vegetation that exists on
this site is native grass adjacent to the canal. Every effort will be taken
during construction to preserve the native grasses adjacent to the ditch to
preserve and maintain the open space.
P• Radiation/Radioactive Material: This site shall remain free of radioactive
material unless specific application by the purchaser of a lot requests such
special use. In the event that this occurs, the owner shall be required by
Weld County Planning and Engineering during their Site Plan review to
submit respective State and Federal permitting use of said materials. Each
site shall be required to file a radon test in conjunction with the site plan
review for each lot.
2. Service Provision Impacts
a. Schools: This site is designated as an employment center. The tax
revenue generated from this site will help in assisting the respective school
district St. Vrain RE-I.I. This site consists of approximately 30.85 acres
and is not sufficient in size to support a school site. However, it is
understood that respective school assessments may be required.
b. Law Enforcement: This site is located within the MUD and relies on the
Weld County Sheriffs Department for law enforcement.
c. Fire Protection: This site is located within the MUD and relies on the
Mountain View Fire Protection District.
d. Ambulance: This site is located within the MUD and relies on the Tri-
Town, Longmont ambulance service.
e. Transportation: The is bounded on the north by Weld County Road No.
28, this road is designated by the Weld County Mixed Use Development
Area Structural Plan (Map 2.2) as a 2 lane Collector. The site is bounded
on the west by 1-25 Frontage road and has been shown as a 2 lane
Collector at this time. However, a 90-foot right-of-way reservation has
been put in place to reserve future design considerations. A new road
designated by this subdivision as 'North Ridge' bounds the south
boundary of this property. This road is proposed to he a 2 lane Collector
road as defined by the MUD and cross sections enclosed. Internal roads
consist of two culdesac's and one internal north-south road called
Benjamin Avenue. All internal roads have been designated as Local
Employment Collector roads as designated by the MUD and shown in the
cross sections enclosed. Upon approval of this Preliminary PUD a formal
On-Site Development Agreement and Off-site Development Agreement
shall he implemented to insure the development and financing of the new
road systems and related improvements.
f. Traffic Impact Analysis: A transportation impact report of the trip
generation and model distribution has been incorporated with in this
submittal.
g. Storm Drainage: A preliminary drainage study has been incorporated
within this submittal. The site proposed to store all new development
runoff on site and release at historical rates and direction the storm water
runoff pattern that exists prior to development. Part of this historical
release shall be filtered in the detention ponds and released into the
existing irrigation ditch as discussed with the Ditch Company
Representative, Lou Radamacher.
h. Utility Provisions: The providers for utilities are listed below. Enclosed
with this submittal are the required commitment letters for services as
required by Weld County and the MUD development standards.
1. Domestic Water: Little Thompson Valley Water Dist.
2. Sanitation: St. Vrain Sanitation District
3. Gas: Public Service
4. Electric: United Power
5. School: St. Vrain (RE-IJ)
6. Law Enforcement Weld County Sheriffs Department
7. Fire: Mountain View Fire Protection Dist.
8. Ambulance: Tri-Town, Longmont
9. Highway & Roads: CDOT., Weld County Public Works
Water Provisions: The development proposed to tie into an existing I8"
diameter water main that is located in WCR No. II, a new 16" water main
shall be implemented on the north side of WCR No. 28 and tie into a new
16" water main on the east side of the I-25 frontage road, and loop around
to a new 12" water main in North Ridge road. The internal roads and
culdesac's shall be serviced by new 8"water mains that will carry the
necessary fire flows to meet the design criteria for the Mountain View Fire
Protection District and related services per lot.
Sewage Disposal Provisions: the St. Vrain Sanitation District shall serve
the sanitary sewer service. The site shall be serviced internally by 8"
sanitary sewer lines and collect from the north end of the site and
discharge into a new line located in North Ridge road. The future
distribution and collector line in North Ridge road shall tie into the New
proposed St. Vrain Sanitary Sewer line located in WCR No. II.
3. Landscaping Elements
a. A landscaping plan has been implemented into this submittal package.
b. A 50' landscaping buffer adjacent to I-25 Frontage Road right-of-way
reservation has been implemented into the plan. The 50' landscape buffer
shall implement trees and berming to further screen the proposed
development as required by the MUD landscaping design criteria as
described in the MUD Design Standards. Additionally, as each lot is
purchased and prior to obtaining a building permit a site plan review and
landscape plan shall be submitted to Weld County Planning for approval
to meet the design criteria for individual lot landscaping requirements.
WCR No.28 and North Ridge road shall be screened by landscaping from
the respective lot owners, as required under individual site plan reviews
and approvals from Weld County Planning. Property to the east of this
site shall be screened landscaping as required by the site plan review and
approved by Weld County Planning Department. Furthermore, this
application request waiver from the Ordinance 89 JJ of the Weld County
Comprehensive Plan, that stipulates the requirement that all structures
must be located no closer than 350 feet from an existing oil or gas well or
any structure associated with the extraction of mineral resource. The
applicant request that the PUD will deviate from this bulk requirement and
ask to be allowed the building envelopes to be placed on the final plat and
that the envelope be allowed similar to the previous standard for setback
from oil and gas structures of I50' is met.
c. This site proposes to establish a Business Owners Association to maintain
the 50' landscape buffer, open space and storm water detention cells. The
Association (BOA) shall be responsible for maintenance and up-keep of
the irrigation system, lawn care, plant and tree replacement, and annual
flower plantings around ground signs.
d. A planting list is incorporated on the landscape plan that delineates the
types and locations of trees and plantings that will be required as part of
the PUD approval.
e. The Business Owners Association shall be responsible for installation of a
water meter, irrigation system and supply of said water service,
maintenance and upkeep for irrigation of landscape buffers and open
space.
4. Site Design
a. The site slopes from the northwest to the southeast at a gradual grade of 2
to 3 percent slope. The only unique feature to this site is an existing
concrete lined irrigation ditch. The site layout utilizes existing grades and
drainage features to accommodate the historical uses of the site and
historical drainage features.
b. This site is proposed Employment zoning, and is recognized and located in
the Mixed Use Development Plan. The MUD recognizes this parcels best
use to be that of High Intensity Employment Center with Commercial and
Industrial Mix. This parcel meets Goalsl, 2, 3, 4, 5, and 6 of the Weld
County Comprehensive Master Plan found in Section 3-18.
c. This site and proposed zoning is consistent with the Mixed Use
Development Plan and Comprehensive Master Plan. This site shall buffer
between I-25 to the west and proposed residential to the east. There are no
forecasted conflicts at this time for the PUD and is consistent with the
MUD.
d. Currently there are only proposed developments surrounding this parcel of
land. Each proposed development is consistent with the Mixed Use
Development Plan and no conflicts between land uses are anticipated.
e. None of the land located within this site falls in any hazardous areas or
district overlays as adopted by Weld County. There is no geological,
flood plan, or airport overlay districts in this area.
5. Common Open Space Usage
1. This site is a proposed Employment Center consistent with the MUD
guidelines. The site has a 50' landscape buffer adjacent to the 1-25
frontage road, as well as open space adjacent to the existing irrigation
ditch that will assist in preserving any wildlife corridors and preserve
native vegetation adjacent to the irrigation ditch.
2. The open space designated within this proposed development shall
become the responsibility of the Business Owners Association, (BOA
property owners of the Business Park.) Maintenance and upkeep of the
landscaping and native vegetation shall become the responsibility of the
association and maintained in perpetuity. The construction and
installation of the landscaping and support infrastructure for the open
space shall coincide with the development of the lots, streets and support
uti lities.
3. A development agreement that outlines the on-site improvements
agreement that will provide for the installation , permanent care and
maintenance of the open spaces shall be prepare for legal review upon
approval of the preliminary PUD/Change of Zone application.
6. Signage.
1. Sign District Regulations: All signage shall comply with the PUD,
Zoning, and MUD ordinances as required by Weld County.
2. Sign Construction: All signs, and components shall be constructed
according to the specifications in Section 6.3.6.4 of the PUD Ordinance.
3. Design Provisions and Requirements for/signs in the PUD Zone District
Prior to final approval and incorporated within the BOA covenants the
sign standards for all signs within the development shall be included as
part of any site plan submittal. Specific details such as size, colors,
materials, styles of lettering, appearances of logo's, illumination and
location shall be defined in said covenants.
4. Roof signs shall not be permitted within the PUD subdivision. Roofs are
defined as surfaces with slopes less than 75% from horizontal. Flashing or
portable signs are not allowed. This does not include banners used as
temporary signs to announce or promote events and removed within 10
days of the end of the event.
5. There currently are no existing signs or billboards on this site.
7. MUD Impact.
The proposed MUD meets the requirements set forth in the goals and
standards of the MUD ordinance 191 of Weld County.
8. Intergovernmental agreements
Enclosed is a copy of the contractual agreement with the St. Vrain Sewer
District for participation in the installation of the new extended sanitary
sewer system. Additionally, the Agreement for Water main extension
with the Little Thompson Water District is attached within this submittal
Del-Cameno Business Park, PUD
MUD Employment Center
Planned Unit Development Change of Zone
Specific Development Guide Line
Response to Planning Staff Overview of the Sketch Plan Submittal
Item 1.Overview:
This PUD is a proposed urban scale development of commercial and Industrial zoned lots
located on approximately 34 acres and is located within the MUD area of Weld County.
This application is in compliance with the comprehensive master plan for this region.
Additionally, this plan is consistent with Policies 3 and 7 and recognizes the need to be
consistent with the urban-scale development located within the MUD as well as the
recognition of the right to farm policy of Weld County on adjacent parcels of land.
Item 2. Street/Utility/Access Standards:
This PUD meets the design criteria that all lots take access within the subdivision on
internal road circulation system. Enclosed is a copy of the Transportation Study that has
been performed for this PUD. Additionally, the PUD proposed to use the road cross
sections that have been enclosed to assist in evaluating the design of internal roads and
exterior minor collectors. All physical improvements to the site, including both internal
(on-site) and external (off-site) road systems and landscaping shall be assured through he
approval of the improvements Agreements through Weld County and the acceptance of a
form of collateral equivalent to the improvements. This agreement shall be formalized
and approved as a condition of the Final Plat approval. Internal and external roads shall
meet the design criteria as set forth by the Weld County Engineering Department.
Attached here within this document are typical road sections that shall be placed on the
final plat to ensure the PUD meets the design criteria and standards of the Weld County
Subdivision Ordinance and Section 2.10 of the MUD Ordinance. Utility easements shall
be placed on the final plat to insure that a minimum total width of 20 feet apportioned
equally on side and rear lot lines within the development, and a minimum of 15 feet
allocated along front lot lines for standard utility easements, are incorporated on the final
plat and meet the criteria as stated in Section 10.6 of the Subdivision Ordinance.
Item 3. Utilities/Water/Sewer:
This application includes will serve letters as well as additional commitment and
development agreements with Little Thompson Water District and the Saint Vrain Sewer
District for installation of primary infrastructure to facilitate this development.
Item 4. Request for Waiver:
This application request waiver from the Ordinance 8911 of the Weld County
Comprehensive Plan, that stipulates the requirement that all structures must be located no
closer than 350 feet from an existing oil or gas well or any structure associated with the
extraction of mineral resource. The applicant request that the PUD will deviate from this
bulk requirement and ask to be allowed the building envelopes to be placed on the final
plat and that the envelope be allowed similar to the previous standard for setback from oil
and gas structures of 150' is met.
Item 5. Landscaping/Open Space:
Prior to submittal and approval of the Final PUD Plat, a final landscaping plan shall be
submitted for approval for the PUD. This final landscape plan shall meet the
requirements of Section 2.6.4 of the MUD Ordinance and shall demonstrate compliance
with said section as well as Section 2.3 of the MUD Ordinance for open space
requirements for subdivision within the MUD area.
Item 6. Uses/Bulk Requirements/Compatibility of Uses:
This PUD is consistent with the Structural Land Use Map 2.2 from the MUD Ordinance
and demonstrates the desirable future land uses with the MUD area. The future land use
of commercial and industrial is consistent within the designated Employment Center area.
Future development within this PUD shall meet the requirements as set forth in Section
33 and 34 of the Weld County Zoning Ordinance and Section 2.2.1 of the MUD
ordinance with regard to allowed uses and bulk standards on the proposed lots. All
design criteria for open space and landscaping shall be require to be meet as stated in
Section 2.4 of the Mud ordinance and shall be the responsibility of the individual lot
owners during the site plan submittal to meet the standards of the above mention sections.
Item 7. Design Standards/Improvements/Subdivision Improvements:
The applicant understands of the responsibilities of the Utilities and Improvements that
shall be constructed at the expense of the subdivider as stipulated in the improvement
agreement by the Board. The required improvements agreement between the
owner/developer and Weld County shall guarantee construction of all improvements in
accordance with the approved PUD final plan and meet the criteria as outlined in Sections
12 and 13 of the Weld County Subdivision Ordinances. This agreement and a form of
collateral shall address both on and off-site road and landscaping improvements in
accordance with Public Works, the Colorado Department of Transportation and Planning
staff recommendations.
Item 8. Environmental Criteria:
This site in not located within any overlay district recognized by Weld County. When
future development occurs within this region according to the MUD plan, this will cause
a reduction in irrigated lands surrounding this development. The impact of potential high
water table will be reduced due to the reduction in irrigation water use for corps in this
region and lowering the ground water table. Thus resolving any concern for ground
water levels and impacts. Additionally, the developer respects the right to farm with his
neighboring community and will include "The Right To Farm" covenant on the Final
Plan to insure the operations of farming on consistent with the Weld County
Comprehensive Plan.
Item 9. Mountain View Fire Protection District:
This development shall abide by all applicable fire codes as they pertain to water supply,
fire hydrant locations, street designs and fire department access. A minimum fire flow of
2,500 gallons per minute, measured at a residual pressure of 20 pounds per square inch,
shall be maintained. Construction of individual buildings and types of construction shall
meet Appendix Il-A of the Uniform Fire Code. Construction plans for the utilities, street
configuration and hydrant locations will be submitted to the fire district for approval. All
roads will be designed to support the imposed loads of fire apparatus (60,000 pounds)
and have a surface that provides all-weather driving capabilities and will be approved
prior to building permits being issued. Buildings shall be designed and constructed in
accordance with the provisions of the Uniform Fire Code as ratified by the Weld County
Commissioners. Street intersections will be marked with signs showing the street name
and address ranges prior to building construction. All buildings within the subdivision
shall have a legible address clearly visible from the street fronting the property. Plans for
all buildings within the subdivision shall be submitted to the Fire District prior to the
beginning of construction. If the development is to be phased, phasing plans will be
submitted to the fire district for approval.
Item 10. Request for Approval of PUD and Change of Zone.
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Design Development Consultant
2627 Redwing Road Suite 350 off. 97(1-266-0585
fort Collins, Colorado 80526 fax: 970-282-7123
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