HomeMy WebLinkAbout20021688.tiff 4311 Highway 66, Suite 4
Longmont, CO 80504
Office(970) 535-9318
Fax: (970)535-9854
ft/ p1-c
Weld County Planning Department September 18, 2001
1555 N. 1 r Avenue
Greeley, CO 80631
Enclosed are 11 copies of the Northeast I-25 MUD Amendment proposal to amend
the Weld County Comprehensive Plan 1-25 Mixed Use Development Area Map(1-25
MUD). This amendment has been prepared in a coordinated manner that involved
each of the property owners in the proposed amendment area. The proposal has
been prepared in accordance with Weld County Code, Section 22-2-200.
The applicants have worked together to create a proposal that we believe provides
for quality, logical and orderly development in the southwestern portion of Weld
County. The property within the amendment area is contiguous with the existing I-
25 MUD, and provides for a reasonable, planned expansion of the I-25 MUD.
The applicants have coordinated with staff from the Town of Firestone, Little
Thompson Water District, Town of Mead, St. Vrain Sanitation District, St. Vrain
Valley School District and the Mountain View Fire Protection District.
The necessary title conveyances and deed research is included in this application.
The proposal also includes information concerning the proposed land uses,
resulting number of residents, square footage of commercial and employment area,
number of students, as well as estimated water and wastewater utility demands.
I appreciate your assistance in providing information related to preparing the
application. We are available to meet with you to discuss the application and
answer questions you may have as you begin your review and evaluation. As the
process moves forward, let us know of the planned hearings and public meetings
as soon as the schedule is set.
If you should have any questions, please contact me at (970) 535-9318 or(303)
746-0984.
' cerely,
\ J
Sharyn Frazer
Project Manager
2002-1688
EXFIIBiT
Northeast 1-25 Mixed Use Development
Proposal to Amend the Weld County Code
1-25 Mixed Use Development Area Map
For
Reynolds and Woods Properties
The E2 of Section 23 and the N2 and the SW4 of Section 24, T3N, R68W
of the a P.M., Weld County, Colorado
Prepared By
1.11
Environmental Services, LLC
4311 Highway 66, Suite 4
Longmont, Colorado 80504
August 2001
FROM : RgPRO ENV SVCS FAX NO. : 9705359854 Sep. 06 2001 08:12AM P2
AGREEMENT
We, the undersigned, adjacent owners of properties located in the E2 of Section 23 and
the N2 and the SW4 of Section 24, T3N, R68W of the 6th P.M., Weld County, Colorado,
do hereby agree to submit a joint application to amend the Weld County Code, I-25
Mixed Use Development Area Map.
U\,) IiLL-CSC.PD•rtik
f-1541.0•_.5
State of Colorado
County of Weld )
The foregoing certification was acknowledged before me this t day of .f4 ,2001
My commission expires 1- 10' CDS ,
Witness my hand and Seal.
SHARyy
NOT9oQ
-" -<•m
m'•G :27Notary Public
AGREEMENT
We, the undersigned, adjacent owners of properties located in the E2 of Section 23 and
the N2 and the SW4 of Section 24, T3N, R68W of the 6"' P.M., Weld County, Colorado,
do hereby agree to submit a joint application to amend the Weld County Code, 1-25
Mixed Use Development Area Map.
rai
9- -7e- a
State of Colorado
ss.
County of Weld )
The foregoing certification was acknowledged before me this 1 day of f4" , 2001
My commission expires 7•t O. •
Witness my hand and Seal.
ySNO 9�•9Is
n •• i Notary Public
miG
•'11%c°4opnoo•rt
Proposal to Amend the Weld County Comprehensive Plan
1-25 Mixed Use Development Area
Introduction:
This proposal requests the Weld County Commissioners consider amending the Weld
County Comprehensive Plan by amending the 1-25 Mixed Use Development Area (MUD)
to include the following generally described property:
The E2 of Section 23 and the N2 and the SW4 of Section 24, T3N, R68W of the 6`" P.M.,
Weld County, Colorado.
This application conforms to the requirements of the Weld County Comprehensive Plan
as adopted by Weld County Code 22-2-200. This proposal represents a highly
coordinated and cooperative effort between all of the property owners within the
amendment area. Each of the owners is a joint applicant. The property owners have
worked to jointly create a balanced, logical, and high quality proposal that will provide
needed housing, employment, recreational, and educational amenities to the
southwestern portion of Weld County.
Families that have owned the land for multiple generations farm the majority of the
property. Each of the land owners desire to have the opportunity at a future date to
develop their property in accordance with County standards set forth in the MUD. Each
of the owners is committed to quality development that will enhance the neighboring
developments and be sensitive to properties that are not included with the MUD. We
believe in the value of a coordinated and mutually agreed to plan of development as
opposed to the creation of multiple, less integrated planning efforts. We believe this
application presents several unique and valuable enhancements to the County, and has
been prepared to ensure quality and orderly development.
Although not included within the 1-25 MUD, the property is largely an infill area that is
contiguous to both the existing 1-25 MUD and the Town of Mead. The property therefore
has logical, existing planning boundaries on both the east, west and north. The southern
boundary of the property also provides for natural borders in the form of the St. Vrain
River floodplain and property recently included in the MUD. The property is located
mostly within the 208 Water Quality Planning Area of the St. Vrain Sanitation District,
which was one of the key criteria related to creation and boundaries of the existing 1-25
MUD. The property lies within the service area of the St. Vrain Sanitation District.
This proposed amendment is consistent with existing and future goals, policies,
and needs of the County.
The proposed amendment is a balanced development that provides a mix of housing,
employment, recreation, and educational opportunities for existing and future residents
of the southwest portion of the County.
This proposal is adjacent to and contiguous with the existing I-25 Mixed Use
Development Area Map.
The property is adjacent to the existing I-25 MUD along the entire western and southern
boundary.
This proposed amendment would not place a burden upon existing or planned
service capabilities.
• Roads: The property is bounded by State Highway 66 on the south and Weld
County Road 9-1/2 on the west and Weld County Road 32 on the north. The
property is within the Southwest Weld Road Improvement Area. The existing
roadways provide access to regional highways including State Highway 66 and
Interstate 25. As development occurs, impact fees will be assessed by the
County to provide adequate funding to design and construct the necessary
roadway improvements. Weld County Road 9-1/2 has been widened and paved.
• Sewer: Sanitary sewer service could be provided by the St. Vrain Sanitation
District facilities. The property is located within the 208 Service Area of the St.
Vrain Sanitation District. The District has recently installed a sewer trunk line that
is sized to provide service to the portion of the district located north of the St.
Vrain River. The line is capable of providing gravity service to most areas of the
property that are planned for development. As development in the area
proceeds it will be necessary to install extensions to existing lines to complete
the sewer collection system. The District recently received approval to expand
their treatment facilities as development proceeds within the District service area.
The Town of Mead is also working on a Wastewater Treatment Plant Financial
Study. Logical locations for the Mead Plant would be adjacent to the northern
boundary of this site or to the northwest down gradient of the site 1/2 mile.
• Water: The Little Thompson Water District can provide treated water service.
The applicants have briefly discussed the proposal with water district staff prior to
making application to the County for the MUD amendment. Weld County Road
9.5 currently has a 24" line which is adjacent to the property. Significant
improvements have been made to the District's water transmission facilities that
have increased the system capacities to the north and east(6" lines) of the
property in the vicinity of 1-25 and Weld County Road 38. Additional water lines
must be added to the water distribution system to provide adequate capacity
south of Weld County Road 38 as development in the MUD continues. The
District has in place the necessary development fee structure to provide
adequate funding as development proceeds in the general area. The property is
irrigated land, and has adequate Colorado Big Thompson and other native water
rights to support the proposed development plan. The proposal anticipates the
continued use and irrigation from the existing lakes and irrigation ditch systems
for open space and outdoor watering needs. This approach to outdoor watering,
known as a dual water system could significantly reduce the demand for treated
water to the development.
• Fire Protection: The Mountain View Fire Protection District serves the area.
Specifically, the property is most easily accessed by Fire Station 2, which is
located 2.5 miles to the south of the property at the intersection of Weld County
Road 13 and 24. It is anticipated that additional fire stations and facilities may be
needed in the overall MUD area as development proceeds. The existing
response time from Station 2 is less thanl0 minutes.
• Law Enforcement: The Weld County Sheriffs Department will provide police
protection and law enforcement services. A substation is currently located at the
intersection of Weld County Roads 13 and 24. It is anticipated that this
substation will be relocated to the new County Administrative Service Center that
is planned for construction north of the intersection of Weld County Road 24 and
the 1-25 Frontage Road approximately 2 miles away.
• Schools: The property is located in the St. Vrain Valley School District. The
District recently completed the construction of two new elementary schools that
have provided additional capacity in the eastern portion of the District. The
District has voted to request voter approval to issue additional bonds in
November 2001.
• Parks and Open Space: Land for wildlife preservation, community or
neighborhood parks, residential areas and proposed business park sites are
planned. Development will make use of trail connections to provide alternative
transportation modes for residents and employees.
• Other Social, Health, and Cultural Services: Similar to the other properties
currently within the MUD, the future residents of the proposed amendment area
will patronize the variety of services located in the surrounding communities of
Greeley, Longmont, Loveland, the Tri-Town Area, and the Denver-Metro area.
These surrounding communities are all within 30 minutes of travel time and
provide for the full spectrum of cultural and social services. It is anticipated as
development continues within the MUD that a population will be reached that is
capable of supporting additional facilities. One such facility, an indoor sports
complex, is currently planned in the Vista Commercial Center near the property.
• Deeds and legal instruments identifying each of the applicant's ownership
interest in the property: The applicants have contracted with Common Wealth
Title and Dwyer, Huddleson & Ray, P.C., and Weld County Title, to prepare the
attached listing of property deeds and conveyance titles for each of the individual
properties. Please refer to the attached reports.
• Preliminary traffic impact analysis: The applicants have contracted with
Eugene G. Coppola, P.E., to complete the traffic impact analysis. Please refer
to the attached letter.
X PLEASE NOTE
SAME APPLICANT BUT SEPARATE ,
DISTINCT AND ADDITIONAL PARCEL
FROM APPLICATION PACKAGE DATED
SEPTEMBER 18, 2001
REYNOLDS - NE4/SE4 AND THE E2/NE4,
SECTION 30, T3N , R67W, 6T" PM , WELD
COUNTY (APPLICATION PACKAGE DATED
SEPTEMBER 24, 2001 )
n6- ynot . O5'
Robert Anderson, Long Range Planner
Weld County Planning Department September 24, 2001
1555 N. 171h Avenue
Greeley, CO 80631
Enclosed are 11 copies of the Northeast 1-25 MUD Amendment proposal to amend the
Weld County Comprehensive Plan 1-25 Mixed Use Development Area Map (1-25
MUD). The proposal has been prepared in accordance with Weld County Code,
Section 22-2-200.
The applicant and his representative, AgPro Environmental Services, LLC, have
worked together to create a proposal that we believe provides for quality, logical and
orderly development in the southwestern portion of Weld County. The property within
the amendment area is contiguous with the existing 1-25 MUD, and provides for a
reasonable, planned expansion of the 1-25 MUD.
The applicant has coordinated with staff from the Town of Firestone, Town of Mead, St.
Vrain Sanitation District, St. Vrain Valley School District and the Mountain View Fire
Protection District.
The necessary title conveyances and deed research is included in this application. The
proposal also includes information concerning the proposed land uses, resulting
number of residents, square footage of commercial and employment area, as well as
estimated water and wastewater utility demands.
I appreciate your assistance in providing information related to preparing the
application. We are available to meet with you to discuss the application and answer
questions you may have as you begin your review and evaluation. As the process
moves forward, let us know of the planned hearings and public meetings as soon as
the schedule is set.
If you should have any questions, please contact me at(970) 535-9318 or(303) 746-
0984.
c ely Caz5l—
•
Sharyn Frazer
Project Manager
r
Northeast 1-25 Mixed Use Development
Reynolds Property
The NE4 of the SE4 and the E2 NE4 of Section 30, T3N, R67W of the 6th P.M., Weld
County, Colorado
Proposal to Amend the Weld County Code
1-25 Mixed Use Development Area Map
r
Proposal to Amend the Weld County Comprehensive Plan
1-25 Mixed Use Development Area
Introduction:
This proposal requests the Weld County Commissioners consider amending the Weld County
Comprehensive Plan by amending the 1-25 Mixed Use Development Area (MUD)to include the
following generally described property:
The NE4 SE4 and the E2 NE4 of Section 30, T3N, R67W of the 6th P.M., Weld County,
Colorado.
This application conforms to the requirements of the Weld County Comprehensive Plan as
adopted by Weld County Code 22-2-200. The property owner has worked to create a balanced,
logical, and high quality proposal that will provide needed housing, employment, recreational,
and educational amenities to the southwestern portion of Weld County.
The Reynolds family has owned the land for multiple generations and the property is currently
operating as a "use by right"feedlot with an existing single-family residence in place. The
owner desires to have the opportunity at a future date to develop their property in accordance
with County standards set forth in the MUD. The owner is committed to quality development
that will enhance the neighboring developments and be sensitive to properties that are not
included within the MUD. We believe in the value of a coordinated and mutually agreed to plan
of development as opposed to the creation of multiple, less integrated planning efforts. We
believe this application presents several unique and valuable enhancements to the County, and
has been prepared to ensure quality and orderly development.
This application is being submitted separately from the Reynolds/Woods application previously
submitted to the Planning Department. This property is not contiguous with the properties in the
previous application, it is on the other side of Highway 66, and is also owned by Tom Reynolds.
Although not included within the I-25 MUD, the property abuts the existing MUD to the east and
is contiguous to both the existing 1-25 MUD and the Town of Mead. The southern boundary of
the property also provides for natural borders in the form of the St. Vrain River floodplain. The
property is located completely within the 208 Water Quality Planning Area of the St. Vrain
Sanitation District, which was one of the key criteria related to creation and boundaries of the
existing 1-25 MUD. The property lies within the service area of the St. Vrain Sanitation District.
This proposed amendment is consistent with existing and future goals, policies, and
needs of the County.
The proposed amendment is a balanced development that provides a mix of housing,
employment, recreation, and educational opportunities for existing and future residents of the
southwest portion of the County.
This proposal is adjacent to and contiguous with the existing 1-25 Mixed Use
Development Area Map.
The property is adjacent to the existing 1-25 MUD along the entire eastern boundary.
This proposed amendment would not place a burden upon existing or planned service
capabilities.
• Roads: The property is bounded by State Highway 66 on the north and Weld County
Road 13 on the west. The property is within the Southwest Weld Road Improvement
Area. There is an existing entrance to the property from State Highway 66. 1-25 is just
west of the property(2.5 miles) and Weld County Road 13 (a paved road) is to the east
of the property. As development occurs, impact fees will be assessed by the County to
provide adequate funding to design and construct the necessary roadway
improvements.
• Sewer: Sanitary sewer service could be provided by the St. Vrain Sanitation District
facilities. The property is located within the 208 Service Area of the St. Vrain Sanitation
District. The District has recently installed a sewer trunk line that is sized to provide
service to the portion of the district located north of the St. Vrain River. The line is
capable of providing gravity service to all areas of the property that are planned for
development. As development in the area proceeds it will be necessary to install
extensions to existing lines to complete the sewer collection system. The District
recently received approval to expand their treatment facilities as development proceeds
within the District service area. The Town of Mead is also working on a Wastewater
Treatment Plant Financial Study.
• Water: The Little Thompson Water District can provide treated water service. There is
a 4" line currently in place along Highway 66 and the property is currently serviced by a
1-1/2 inch tap and a 2 inch tap. Central Weld County Water District has a 16" line along
the eastern property line and currently serves as a back-up water supply to the property.
Little Thompson Water District has in place the necessary development fee structure to
provide adequate funding as development proceeds in the general area. The applicant
owns substantial shares of Colorado Big Thompson and Highlands.
• Fire Protection: The Mountain View Fire Protection District serves the area.
Specifically, the property is most easily accessed by Fire Station 2, which is located 2
miles to the south of the property at the intersection of Weld County Road 13 and 24. It
is anticipated that additional fire stations and facilities may be needed in the overall MUD
area as development proceeds. The existing response time from Station 2 is less than
10 minutes.
• Law Enforcement: The Weld County Sheriffs Department will provide police protection
and law enforcement services. A substation is currently located at the intersection of
Weld County Roads 13 and 24. It is anticipated that this substation will be relocated to
the new County Administrative Service Center that is planned for construction north of
the intersection of Weld County Road 24 and the 1-25 Frontage Road approximately 2
miles away.
• Schools: The property is located in the St. Vrain Valley School District. The District
recently completed the construction of two new elementary schools that have provided
additional capacity in the eastern portion of the District. The District has voted to request
voter approval to issue additional bonds in November 2001.
• Parks and Open Space: Land for wildlife preservation, community or neighborhood
parks, residential areas and proposed business park sites are planned. Development
will make use of trail connections to provide alternative transportation modes for
residents and employees.
• Other Social, Health, and Cultural Services: Similar to the other properties currently
within the MUD, the future residents of the proposed amendment area will patronize the
variety of services located in the surrounding communities of Greeley, Longmont,
Loveland, the Tri-Town Area, and the Denver-Metro area. These surrounding
communities are all within 30 minutes of travel time and provide for the full spectrum of
cultural and social services. It is anticipated as development continues within the MUD
that a population will be reached that is capable of supporting additional facilities. One
such facility, an indoor sports complex, is currently planned in the Vista Commercial
Center near the property.
• Deeds and legal instruments identifying each of the applicant's ownership interest
in the property: The applicants have contracted with Common Wealth Title to prepare
the attached listing of property deeds and conveyance titles for each of the individual
properties. Please refer to the attached reports.
• Preliminary traffic impact analysis: The applicants have contracted with Eugene G.
Coppola, P.E., to complete the traffic impact analysis. Please refer to the attached
letter.
Reynolds 1-25 MUD
Land Use Table 1
Approximate
Acres %
Residential and Low Intensity Residential 30.2 57.0%
Employment Center/Regional Commercial 7.2 13.6%
Neighborhood Center 6.6 12.5%
Greenway 6.4 12.1%
Schools (Land Dedication) 2.6 4.9%
Total Uses 53 100.0%
Land Use Table 2
Approximate
Acres %
Residential and Low Intensity Residential 32.8 61.9%
Employment Center/Regional Commercial 7.2 13.6%
Neighborhood Center 6.6 12.5%
Greenway 6.4 12.1%
Schools (Cash in Lieu) 0 0.0%
Total Uses 53 100.0%
Tel: 303-792-2450 P.O. Box 260027
EUGENE G. COPPOLA P.E.
Fax: 303-792-5990 Littleton,CO 80163-0027
August 3, 2001
Mr. Tom Heran
AgPro Environmental Services
4311 Highway 66, Suite 4
Longmont, CO 80504
RE: Traffic Study for Reynolds Woods MUD
North of SH 66, East of CR 9'/2
Dear Mr. Heran:
I am prepared to undertake the traffic impact study for the above referenced project. Please
send me the site plan or bubble diagram when it becomes available. Upon receipt, I will
start the study.
Give me a call if you have any questions or need some preliminary advice.
Sincerely,
Eugene G. Coppola P.E.
4311 Highway 66, Suite 4
Longmont, CO 80504
Office (970) 535-9318
Denver (303) 485-7838
Fax: (970) 535-9854
Weld County Planning Dapt.
January 10, 2002 . . " 1 2'.)02
Robert Anderson RECEIVED
Long Range Planner
Weld County Planning Department
1555 North 17th Avenue
Greeley, CO 80631
Subject: Woods/Reynolds MUD application addendum
Reynolds MUD application addendum
Dear Mr. Anderson,
Enclosed are copies of the Woods/Reynolds MUD application addendum and the
Reynolds MUD application addendum including a preliminary Traffic Study by Mr.
Eugene Coppola, P.E.
Please contact me at (970) 535-9318 if you have any questions or comments.
Sincer y,
v �
omas Haren
Environmental Consultant
Pc: Bill Woods
Gary Woods
Tom Reynolds
Drew Sheltinga, Weld County Public Works
Your "Pro Ag"Environmental Professionals
ReYNo�ps waos
Proposal to Amend the Weld County Comprehensive Plan
1-25 Mixed Use Development Area
Introduction:
This proposal requests the Weld County Commissioners consider amending the Weld
County Comprehensive Plan by amending the 1-25 Mixed Use Development Area (MUD)
to include the following generally described property:
The E2 of Section 23 and the N2 and the SW4 of Section 24, T3N, R68W of the 6`h P.M.,
Weld County, Colorado.
This application conforms to the requirements of the Weld County Comprehensive Plan
as adopted by Weld County Code 22-2-200. This proposal represents a highly
coordinated and cooperative effort between all of the property owners within the
amendment area. Each of the owners is a joint applicant. The property owners have
worked to jointly create a balanced, logical, and high quality proposal that will provide
needed housing, employment, recreational, and educational amenities to the
southwestern portion of Weld County.
Families that have owned the land for multiple generations farm the majority of the
property. Each of the land owners desire to have the opportunity at a future date to
develop their property in accordance with County standards set forth in the MUD. Each
of the owners is committed to quality development that will enhance the neighboring
developments and be sensitive to properties that are not included with the MUD. We
believe in the value of a coordinated and mutually agreed to plan of development as
opposed to the creation of multiple, less integrated planning efforts. We believe this
application presents several unique and valuable enhancements to the County, and has
been prepared to ensure quality and orderly development.
Although not included within the 1-25 MUD, the property is largely an infill area that is
contiguous to both the existing 1-25 MUD and the Town of Mead. The property therefore
has logical, existing planning boundaries on both the east, west and north. The southern
boundary of the property also provides for natural borders in the form of the St. Vrain
River floodplain and property recently included in the MUD. The property is located
mostly within the 208 Water Quality Planning Area of the St. Vrain Sanitation District,
which was one of the key criteria related to creation and boundaries of the existing I-25
MUD. The property lies within the service area of the St. Vrain Sanitation District.
This proposed amendment is consistent with existing and future goals, policies,
and needs of the County.
The proposed amendment is a balanced development that provides a mix of housing,
employment, recreation, and educational opportunities for existing and future residents
of the southwest portion of the County.
This proposal is adjacent to and contiguous with the existing 1-25 Mixed Use
Development Area Map.
The property is adjacent to the existing 1-25 MUD along the entire western and southern
boundary.
This proposed amendment would not place a burden upon existing or planned
service capabilities.
• Roads: The property is bounded by State Highway 66 on the south and Weld
County Road 9-1/2 on the west and Weld County Road 32 on the north. The
property is within the Southwest Weld Road Improvement Area. The existing
roadways provide access to regional highways including State Highway 66 and
Interstate 25. As development occurs, impact fees will be assessed by the
County to provide adequate funding to design and construct the necessary
roadway improvements. Weld County Road 9-1/2 has been widened and paved.
• Sewer: Sanitary sewer service could be provided by the St. Vrain Sanitation
District facilities. The property is located within the 208 Service Area of the St.
Vrain Sanitation District. The District has recently installed a sewer trunk line that
is sized to provide service to the portion of the district located north of the St.
Vrain River. The line is capable of providing gravity service to most areas of the
property that are planned for development. As development in the area
proceeds it will be necessary to install extensions to existing lines to complete
the sewer collection system. The District recently received approval to expand
their treatment facilities as development proceeds within the District service area.
The Town of Mead is also working on a Wastewater Treatment Plant Financial
Study. Logical locations for the Mead Plant would be adjacent to the northern
boundary of this site or to the northwest down gradient of the site '/2 mile.
• Water: The Little Thompson Water District can provide treated water service.
The applicants have briefly discussed the proposal with water district staff prior to
making application to the County for the MUD amendment. Weld County Road
9.5 currently has a 24" line which is adjacent to the property. Significant
improvements have been made to the District's water transmission facilities that
have increased the system capacities to the north and east (6" lines)of the
property in the vicinity of I-25 and Weld County Road 38. Additional water lines
must be added to the water distribution system to provide adequate capacity
south of Weld County Road 38 as development in the MUD continues. The
District has in place the necessary development fee structure to provide
adequate funding as development proceeds in the general area. The property is
irrigated land, and has adequate Colorado Big Thompson and other native water
rights to support the proposed development plan. The proposal anticipates the
continued use and irrigation from the existing lakes and irrigation ditch systems
for open space and outdoor watering needs. This approach to outdoor watering,
known as a dual water system could significantly reduce the demand for treated
water to the development.
• Fire Protection: The Mountain View Fire Protection District serves the area.
Specifically, the property is most easily accessed by Fire Station 2, which is
located 2.5 miles to the south of the property at the intersection of Weld County
Road 13 and 24. It is anticipated that additional fire stations and facilities may be
needed in the overall MUD area as development proceeds. The existing
response time from Station 2 is less than10 minutes.
• Law Enforcement: The Weld County Sheriffs Department will provide police
protection and law enforcement services. A substation is currently located at the
intersection of Weld County Roads 13 and 24. It is anticipated that this
substation will be relocated to the new County Administrative Service Center that
is planned for construction north of the intersection of Weld County Road 24 and
the 1-25 Frontage Road approximately 2 miles away.
• Schools: The property is located in the St. Vrain Valley School District. The
District recently completed the construction of two new elementary schools that
have provided additional capacity in the eastern portion of the District. The
District has voted to request voter approval to issue additional bonds in
November 2001.
• Parks and Open Space: Land for wildlife preservation, community or
neighborhood parks, residential areas and proposed business park sites are
planned. Development will make use of trail connections to provide alternative
transportation modes for residents and employees.
• Other Social, Health, and Cultural Services: Similar to the other properties
currently within the MUD, the future residents of the proposed amendment area
will patronize the variety of services located in the surrounding communities of
Greeley, Longmont, Loveland, the Tri-Town Area, and the Denver-Metro area.
These surrounding communities are all within 30 minutes of travel time and
provide for the full spectrum of cultural and social services. It is anticipated as
development continues within the MUD that a population will be reached that is
capable of supporting additional facilities. One such facility, an indoor sports
complex, is currently planned in the Vista Commercial Center near the property.
• Deeds and legal instruments identifying each of the applicant's ownership
interest in the property: The applicants have contracted with Common Wealth
Title and Dwyer, Huddleson & Ray, P.C., and Weld County Title, to prepare the
attached listing of property deeds and conveyance titles for each of the individual
properties. Please refer to the attached reports.
• Preliminary traffic impact analysis: The applicants have contracted with
Eugene G. Coppola, P.E., to complete the traffic impact analysis. Please refer
to the attached letter.
Reynolds - Woods 1-25 MUD
Land Use Table 1
Approximate
Acres %
Residential and Low Intensity Residential 456 57.0%
Employment Center/Regional Commercial 108 13.5%
Neighborhood Center 100 12.5%
Greenway 96 12.0%
Schools (Land Dedication) 40 5.0%
Total Uses 800 100.0%
Land Use Table 2
Approximate
Acres
Residential and Low Intensity Residential 478 59.8%
Employment Center/Regional Commercial 115 14.4%
Neighborhood Center 105 13.1%
Greenway 102 12.8%
Schools (Cash in Lieu) 0 0.0%
Total Uses 800 100.0%
•
Weld County MUD Amendment
Woods/Reynolds
Proposed Land Use Breakouts for MUD Amendment
Land Use(Acres) Reynolds Woods Total Pct. Residents
Employment Center 69 46 115 14%
Regional Commercial 0 0 0 0%
Neighborhood Center 63 42 105 13%
Residential 286.8 191.2 478 60% 3,585
Low Intensity Residential 0 0 0 0% 0
Regional Park/Greenway 61.2 40.8 102 13%
School 0 0 0 0%
Total Acres 480 320 800 100% 3,585
Reynolds Woods Total
Commercial SF. (in millions) 0 0 0
Employment SF (in millions) 0.0074 0.0149 0.0223
Neigh. Center SF (in millions) 0.055 0.055 0.11
Estimated Number of Employees
(1 cmp/600 SF Floor Space) 104 117 221
Reynolds Woods Total
Elementary Students 301 200 501
Middle School Students 120 80 199
High School Students 145 97 242
Total Students 566 377 943
Weld County MUD Amendment
Woods/Reynolds
School Planning and Calculation of Land Dedication Requirements
Single Family
Projected Student Site Size Current
Number of Student Facility Standard Acres of Land Developed Cash-In-lieu
Units Weld Standard Acres Contribution Land Value Contribution
Elementary 1458 0.35 525 10 9.72 $35,000
510.3
Middle Level 1458 0.14 750 25 6.804 $35,000
204.12
High School 1458 0.17 1200 50 10.3275 $35,000
247.86
Total 1458 962.28 26.8515 $35,000 $939,803
Single Family Student Yield is: 0.66
Current School District Fee is: $645 Unit= $940,410
Weld County MUD Amendment
Woods/Reynolds
Projected Water and Wastewater Utility Demands
Projected Projected Projected Projected
Wastewater Water Water Water
Demands Demands Demands Demands
Avg. Day Avg. Day Peak Day Peak Hour
(MGD) (MGD) (MGD) (MGD)
Projected Residents 3585 0.269
Elementary Students 510 0.008
Middle School Students 204 0.004
High Scool Students 248 0.005
Projected Employees 221
Land Use Acres
Employment Center 115 0.213 0.316 0.506 0.607
Regional Commercial 0 0.000 0.000 0.000 0.000
Neighborhood Center 105 0.189 0.294 0.462 0.557
Residential 478 0.517 1.291 2.194
Low Int. Residential 0 0.000 0.000 0.000
Regional Park, Greenway 102 0.000 0.000 0.000
School 0 0.000 0.000 0.000
Total Demands (MGD 0.687 1.127 2.259 3.358
Tel: 303-792-2450 P.O. Box 260027
EUGENE G. COPPOLA P.E. Littleton,Co 80163-0027
Fax: 303-792-5990
January 7, 2002
Mr. Tom Haren
AgPro Environmental Services
4311 Highway 66, Suite 4
Longmont, CO 80504
RE: Preliminary Traffic Study
Reynolds—Woods 1-25 MUD Inclusion—800 Acres
North of SH 66, East of WCR 9'/2, South of WCR 32
Dear Mr. Haren:
As requested, I have prepared this preliminary traffic study for the Woods/Reynolds mixed-
used development in Weld County. This information is being prepared as part of the re-
quest that this parcel be included in the 1-25 Mixed Used Development Area (MUD). The
property includes the E2 of Section 23 and the N2 and the SW4 of Section 24, T3N, R68W
of the 6th P.M. It totals 800 acres.
This study estimates preliminary site traffic based upon currently anticipated land uses and
densities and assigns site traffic to nearby roadway system. The following site traffic is ex-
pected based upon Institute of Transportation Engineers (ITE)trip generation rates. No ad-
justment for internal trips has been made and therefore, the estimate is considered conser-
vative.
SH 66 and CR 32 are currently paved two-lane roadways having one lane in each direction.
SH 66 is under CDOT control while CR 9 1/2 and CR 32 are under Weld County control. CR
91/2 is an unpaved two-lane roadway which will require paving in the future.
Daily AM Pk HR PM Pk Hr
Use Size Rate Trips Rate In Out Rate In Out
Employment(1) 115 AC 63.11 7,258 10.17 971 199 10.47 252 952
Neighborhood Center(2) 105 AC 22.88 2,516 1.32 96 49 1.75 66 127
Residential(3) 478 AC 9.57 4,574 0.75 90 269 1.01 309 174
Park/Greenway(4) 102 AC 4.57 229 Neg. Neg. Neg. 0.20 5 5
TOTAL 14,577 1,157 517 632 1,258
(1) Industrial Park
(2) Community Recreation Center, Senior Center, Museum, etc. 110,000 S.F.
(3) 1,458 Dwelling Units
(4) Assumed to be a 50 Acre regional park and 55 Acres of greenway
As indicated above, 1,674 morning peak hour trips, 1,890 afternoon peak hour trips, and
14,577 trips per day can be expected from this parcel with the assumed uses and densities.
Primary site access will be provided by SH 66, CR 9%, CR 32, and to a lesser degree, CR
13. These existing roadways border the site. Preliminary traffic assignments to and from
the site are estimated below for the primary roadways leading to and from the site. This dis-
tribution is consistent with recent traffic counts and projections contained in area studies.
Roadway Section % Site Traffic Daily Site Traffic
SH 66 West of Site 50% 7,289
East of Site 40% 5,831
CR 9 % North of site 5% 729
CR 32 West of Site 5% 729
East of Site Nominal Nominal
SH 66 and CR 32 are currently paved two-lane roadways having one lane in each direction.
SH 66 is under CDOT control while CR 9 ' and CR 32 are under Weld County control. CR
9'% is an unpaved two-lane roadway which will require paving in the future.
A more detailed traffic study will be undertaken after acceptance into the MUD. That study
will better define actions needed to mitigate the transportation impacts of this site. It will pro-
vide more detailed information on a specific development proposal(s) and address items
such as internal trips, site access, internal roadways, additional roadway laneage on nearby
streets, auxiliary lanes, and traffic controls.
I trust this letter will meet your current needs. Please give me a call if you have any ques-
tions or need additional assistance.
Sincerely,
•,„ GEORGE 4•,,.
•Or9.,.
•
•
Eugene G. Coppola PE ;#sp 15845 W:A4:
• 4311 Highway 66, Suite 4
• Longmont, CO 80504
Office (970) 535-9318
Denver (303) 485-7838
Fax: (970) 535-9854
Weld cc Fa
Planning Dapt.
January 10, 2002 in"'p-9 A� 2:',2
Robert Anderson R E C E I REV ED
Long Range Planner
Weld County Planning Department
1555 North 17th Avenue
Greeley, CO 80631
Subject: Woods/Reynolds MUD application addendum
Reynolds MUD application addendum
Dear Mr. Anderson,
Enclosed are copies of the Woods/Reynolds MUD application addendum and the
Reynolds MUD application addendum including a preliminary Traffic Study by Mr.
Eugene Coppola, P.E.
Please contact me at (970) 535-9318 if you have any questions or comments.
Sincere ,
omas Haren
Environmental Consultant
Pc: Bill Woods
Gary Woods
Tom Reynolds
Drew Sheltinga, Weld County Public Works
Your "Pro Ag"Environmental Professionals
Proposal to Amend the Weld County Comprehensive Plan
1-25 Mixed Use Development Area
Introduction:
This proposal requests the Weld County Commissioners consider amending the Weld County
Comprehensive Plan by amending the 1-25 Mixed Use Development Area (MUD)to include the
following generally described property:
The NE4 SE4 and the E2 NE4 of Section 30, T3N, R67W of the 6th P.M., Weld County,
Colorado.
This application conforms to the requirements of the Weld County Comprehensive Plan as
adopted by Weld County Code 22-2-200. The property owner has worked to create a balanced,
logical, and high quality proposal that will provide needed housing, employment, recreational,
and educational amenities to the southwestern portion of Weld County.
The Reynolds family has owned the land for multiple generations and the property is currently
operating as a "use by right" feedlot with an existing single-family residence in place. The
owner desires to have the opportunity at a future date to develop their property in accordance
with County standards set forth in the MUD. The owner is committed to quality development
that will enhance the neighboring developments and be sensitive to properties that are not
included within the MUD. We believe in the value of a coordinated and mutually agreed to plan
of development as opposed to the creation of multiple, less integrated planning efforts. We
believe this application presents several unique and valuable enhancements to the County, and
has been prepared to ensure quality and orderly development.
This application is being submitted separately from the Reynolds/Woods application previously
submitted to the Planning Department. This property is not contiguous with the properties in the
previous application, it is on the other side of Highway 66, and is also owned by Tom Reynolds.
Although not included within the 1-25 MUD, the property abuts the existing MUD to the east and
is contiguous to both the existing I-25 MUD and the Town of Mead. The southern boundary of
the property also provides for natural borders in the form of the St. Vrain River floodplain. The
property is located completely within the 208 Water Quality Planning Area of the St. Vrain
Sanitation District, which was one of the key criteria related to creation and boundaries of the
existing 1-25 MUD. The property lies within the service area of the St. Vrain Sanitation District.
This proposed amendment is consistent with existing and future goals, policies, and
needs of the County.
The proposed amendment is a balanced development that provides a mix of housing,
employment, recreation, and educational opportunities for existing and future residents of the
southwest portion of the County.
This proposal is adjacent to and contiguous with the existing I-25 Mixed Use
Development Area Map.
The property is adjacent to the existing 1-25 MUD along the entire eastern boundary.
This proposed amendment would not place a burden upon existing or planned service
capabilities.
• Roads: The property is bounded by State Highway 66 on the north and Weld County
Road 13 on the west. The property is within the Southwest Weld Road Improvement
Area. There is an existing entrance to the property from State Highway 66. 1-25 is just
west of the property (2.5 miles) and Weld County Road 13 (a paved road) is to the east
of the property. As development occurs, impact fees will be assessed by the County to
provide adequate funding to design and construct the necessary roadway
improvements.
• Sewer: Sanitary sewer service could be provided by the St. Vrain Sanitation District
facilities. The property is located within the 208 Service Area of the St. Vrain Sanitation
District. The District has recently installed a sewer trunk line that is sized to provide
service to the portion of the district located ncrth of the St. Vrain River. The line is
capable of providing gravity service to all areas of the property that are planned for
development. As development in the area proceeds it will be necessary to install
extensions to existing lines to complete the sewer collection system. The District
recently received approval to expand their treatment facilities as development proceeds
within the District service area. The Town of Mead is also working on a Wastewater
Treatment Plant Financial Study.
• Water: The Little Thompson Water District can provide treated water service. There is
a 4" line currently in place along Highway 66 and the property is currently serviced by a
1-1/2 inch tap and a 2 inch tap. Central Weld County Water District has a 16" line along
the eastern property line and currently serves as a back-up water supply to the property.
Little Thompson Water District has in place the necessary development fee structure to
provide adequate funding as development proceeds in the general area. The applicant
owns substantial shares of Colorado Big Thompson and Highlands.
• Fire Protection: The Mountain View Fire Protection District serves the area.
Specifically, the property is most easily accessed by Fire Station 2, which is located 2
miles to the south of the property at the intersection of Weld County Road 13 and 24. It
is anticipated that additional fire stations and facilities may be needed in the overall MUD
area as development proceeds. The existing response time from Station 2 is less than
10 minutes.
• Law Enforcement: The Weld County Sheriffs Department will provide police protection
and law enforcement services. A substation is currently located at the intersection of
Weld County Roads 13 and 24. It is anticipated that this substation will be relocated to
the new County Administrative Service Center that is planned for construction north of
the intersection of Weld County Road 24 and the I-25 Frontage Road approximately 2
miles away.
• Schools: The property is located in the St. Vrain Valley School District. The District
recently completed the construction of two new elementary schools that have provided
additional capacity in the eastern portion of the District. The District has voted to request
voter approval to issue additional bonds in November 2001.
• Parks and Open Space: Land for wildlife preservation, community or neighborhood
parks, residential areas and proposed business park sites are planned. Development
will make use of trail connections to provide alternative transportation modes for
residents and employees.
• Other Social, Health, and Cultural Services: Similar to the other properties currently
within the MUD, the future residents of the proposed amendment area will patronize the
variety of services located in the surrounding communities of Greeley, Longmont,
Loveland, the Tri-Town Area, and the Denver-Metro area. These surrounding
communities are all within 30 minutes of travel time and provide for the full spectrum of
cultural and social services. It is anticipated as development continues within the MUD
that a population will be reached that is capable of supporting additional facilities. One
such facility, an indoor sports complex, is currently planned in the Vista Commercial
Center near the property.
• Deeds and legal instruments identifying each of the applicant's ownership interest
in the property: The applicants have contracted with Common Wealth Title to prepare
the attached listing of property deeds and conveyance titles for each of the individual
properties. Please refer to the attached reports.
• Preliminary traffic impact analysis: The applicants have contracted with Eugene G.
Coppola, P.E., to complete the traffic impact analysis. Please refer to the attached
letter.
•
Reynolds 1-25 MUD
Land Use Table 1
Approximate
Acres
Residential and Low Intensity Residential 30.2 57.0%
Employment Center/Regional Commercial 7.2 13.6%
Neighborhood Center 6.6 12.5%
Greenway 6.4 12.1%
Schools (Land Dedication) 2.6 4.9%
Total Uses 53 100.0%
Land Use Table 2
Approximate
• Acres
Residential and Low Intensity Residential 32.8 61.9%
Employment Center/Regional Commercial 7.2 13.6%
Neighborhood Center 6.6 12.5%
Greenway 6.4 12.1%
Schools (Cash in Lieu) 0 0.0%
Total Uses 53 100.0%
Weld County MUD Amendment
Reynolds
Proposed Land Use Breakouts for MUD Amendment
Land Use (Acres) Reynolds Total Pct. Residents
Employment Center 7.2 7.2 14%
Regional Commercial 0 0_ 0%
Neighborhood Center 6.6 6.6 12%
Residential 32.8 32.8 62% 246
Low Intensity Residential 0 0 0% 0
Regional Park/Greenway 6.4 6.4 12%
School 0 Oi 0%
Total Acres 53 531 100% 246
Reynolds Total
Commercial SF. (in millions) 0 0
Employment SF (in millions) 0.0072 0.0072
Neigh. Center SF (in millions) 0.0006 0.0006
Estimated Number of Employees
(1 emp/600 SF Floor Space) 13 • 13
Reynolds Total
Elementary Students 34 34
Middle School Students 14 14
High School Students 17 17
Total Students 65 65
Weld County MUD Amendment
Reynolds
School Planning and Calculation of Land Dedication Requirements
Single Family
Projected Student Site Size Current
Number of Student Facility Standard Acres of Land Developed Cash-in-lieu
Units Yield Standard Acres Contribution Land Value . Contribution
Elementary 100 0.35 525 10 0.67 $35,000
35
Middle Level 100 0.14 750 25 0.47 $35,000
14
High School 100 0.17 1200 50 0.71 $35,000
17
Total 100 66 1.84 $35,000 $64,458
Single Family Student Yield is: 0.66
Current School District Fee is: $645 Unit= $64,500
Weld County MUD Amendment
Reynolds
Projected Water and Wastewater Utility Demands
Projected Projected Projected Projected
Wastewater Water Water Water
Demands Demands Demands Demands
Avg. Day Avg. Day Peak Day Peak Hour
(MOD) (MGD) (MGD) (MGD)
Projected Residents 246 0.018
Elementary Students 35 0.001
Middle School Students 14 0.000
High Scoot Students 17 0.000
Projected Employees 13
Land Use Acres
Employment Center 7.2 0.013 0.020 0.032 0.380
Regional Commercial 0 0.000 0.000 0.000 0.000
Neighborhood Center 6.6 0.012 0.019 0.029 0.035
Residential 32.8 0.035 0.089 0.151
Low Int. Residential 0 • 0.000 0.000 0.000
Regional Park, Greenway 6.4 0.000 0.000 0.000
School 0 0.000 0.000 0.000
Total Demands(MGD 0.045 0.074 0.149 0.566
FROM :GENE COPPOLA FAX NO. ;303-792-5992 Jan. 10 2002 11:23AM PI
P.O.Box 260027
Tel: 303-792-2450 EUGENE G. COPPOLA P.E.
Littleton,CO 80163-0027
Fax: 303.792-5990
January 10, 2002
Mr. Tom Haren
AgPro Environmental Services
4311 Highway 66, Suite 4
Longmont, CO 80504
RE: Preliminary Traffic Study
Reynolds 1-25 MUD Inclusion—53 Acres
South of SH 66,West of WCR 13
Dear Mr. Haren:
As requested, I have prepared this preliminary traffic study for the Reynolds mixed-used de-
velopment In Weld County. This information is being prepared as part of the request that
this parcel be Included In the 1-25 Mixed Used Development Area (MUD). The property in-
cludes the NE4 SE4 and the E2 NE4 of Section 30,T3N, R67W of the 6"'P.M. It totals 53
acres.
This study estimates preliminary site traffic based upon currently anticipated land uses and
densities and assigns site traffic to the nearby roadway system. The following site traffic is
expected based upon Institute of Transportation Engineers(ITE)trip generation rates. No
adjustment for Internal trips has been made and therefore, the estimate is considered con-
servative.
FROM :GENE COPPOLA FAX NO. :303-792-5990 Jan. 19 2002 11:23AM P2
1 Daily AM Pk HR PM Pk Hr
lice glee Rate Trips Rate In Out Rate In Out
Employment(1) 71 AC 63.11 454 10.17 61 13 10.47 16 60
1
Neighborhood Canter(2) 6.6 AC 22.88 14 1.32 I 1 1 1.75 1 1
Residential(3) 32.8 AC 9.57 957 0.75 { 19 56 LL 1.01 65 35
Greenway 6.4 AC 0 0 0 0 0 0 0 0 '
TOTAL 63.0 1425 81 70 82 97
(1) Industrial Park
(2) Community Recreation Center or similar use(s).=600 S.F.
(3) 100 Dwelling Units
As indicated above, 151 morning peak hour trips, 179 afternoon peak hour trips, and 1,425
trips per day can be expected from this parcel with the assumed uses and densities.
Primary site access will be provided by SH 66 which borders the site and to a lesser degree,
CR 13 which Iles to the west of the site. Preliminary traffic assignments to and from the site
are estimated below for the primary roadways. This distribution is consistent with recent
traffic counts and projections contained in area studies.
Roadway Section % Site Traffic 1 Daily Site Traffic
SH 66 West of CR 13 45% 1355
East of Site 40% 1205
CR 13 South of SH 66 10% 301
North of SH 66 5% I 151
SH 66 is currently a paved two-lane roadway having one lane in each direction and is under
CDOT control while CR 13 Is a paved two-lane roadway under Weld County control.
FROM :GENE C0PP0LA FAX NO. :303-792-5954 Jan. 10 2004 11:cxiri r'�
A more detailed traffic study will be undertaken atter acceptance Into the MUD. That study
will better define actions needed to mitigate the transportation impacts of this site. It will pro-
vide more detailed Information on a specific development proposal(s)and address items
such as internal trips, site access, internal roadways, additional roadway laneage on nearby
streets, auxiliary lanes, and traffic controls.
I trust this letter will meet your current needs. Please give me a call If you have any ques-
tions or need additional assistance.
Sincerely,
Eugene 4. Coppola E 4*lo
15945 j=x
4.81
c61f•.'ONii. i1iey-,
�rJe OOtiV
4311 Highway 66, Suite 4
Longmont, CO 80504
Office (970) 535-9318
Denver (303) 485-7838
Fax: (970) 535-9854
January 2, 2002
Robert Anderson
Long Range Planner
Weld County Planning Department
1555 N. 17th Avenue
Greeley, CO 80631
Subject: Woods MUD Addendum
Dear Mr. Anderson,
Enclosed are the detailed proposed land use breakouts for the Woods MUD proposal
as discussed. The traffic information is pending and should be available this week.
Please call me at (970) 535-9318 if you have any further questions.
Sinc ,
T mas Haren
nvironmental Consultant
Weld County Planning Dept.
RECEIVED
Your "Pro Ag"Environmental Professionals
Proposal to Amend the Weld County Comprehensive Plan
I-25 Mixed Use Development Area
Introduction:
This proposal requests the Weld County Commissioners consider amending the Weld County
Comprehensive Plan by amending the 1-25 Mixed Use Development Area (MUD)to include the
following generally described property:
The NE4 SE4 and the E2 NE4 of Section 30, T3N, R67W of the 6m P.M., Weld County,
Colorado.
This application conforms to the requirements of the Weld County Comprehensive Plan as
adopted by Weld County Code 22-2-200. The property owner has worked to create a balanced,
logical, and high quality proposal that will provide needed housing, employment, recreational,
and educational amenities to the southwestern portion of Weld County.
The Reynolds family has owned the land for multiple generations and the property is currently
operating as a "use by right"feedlot with an existing single-family residence in place. The
owner desires to have the opportunity at a future date to develop their property in accordance
with County standards set forth in the MUD. The owner is committed to quality development
that will enhance the neighboring developments and be sensitive to properties that are not
included within the MUD. We believe in the value of a coordinated and mutually agreed to plan
of development as opposed to the creation of multiple, less integrated planning efforts. We
believe this application presents several unique and valuable enhancements to the County, and
has been prepared to ensure quality and orderly development.
This application is being submitted separately from the Reynolds/Woods application previously
submitted to the Planning Department. This property is not contiguous with the properties in the
previous application, it is on the other side of Highway 66, and is also owned by Tom Reynolds.
Although not included within the 1-25 MUD, the property abuts the existing MUD to the east and
is contiguous to both the existing 1-25 MUD and the Town of Mead. The southern boundary of
the property also provides for natural borders in the form of the St. Vrain River floodplain. The
property is located completely within the 208 Water Quality Planning Area of the St. Vrain
Sanitation District, which was one of the key criteria related to creation and boundaries of the
existing 1-25 MUD. The property lies within the service area of the St. Vrain Sanitation District.
This proposed amendment is consistent with existing and future goals, policies, and
needs of the County.
The proposed amendment is a balanced development that provides a mix of housing,
employment, recreation, and educational opportunities for existing and future residents of the
southwest portion of the County.
This proposal is adjacent to and contiguous with the existing 1-25 Mixed Use
Development Area Map.
The property is adjacent to the existing 1-25 MUD along the entire eastern boundary.
This proposed amendment would not place a burden upon existing or planned service
capabilities.
• Roads: The property is bounded by State Highway 66 on the north and Weld County
Road 13 on the west. The property is within the Southwest Weld Road Improvement
Area. There is an existing entrance to the property from State Highway 66. 1-25 is just
west of the property(2.5 miles) and Weld County Road 13 (a paved road) is to the east
of the property. As development occurs, impact fees will be assessed by the County to
provide adequate funding to design and construct the necessary roadway
improvements.
• Sewer: Sanitary sewer service could be provided by the St. Vrain Sanitation District
facilities. The property is located within the 208 Service Area of the St. Vrain Sanitation
District. The District has recently installed a sewer trunk line that is sized to provide
service to the portion of the district located north of the St. Vrain River. The line is
capable of providing gravity service to all areas of the property that are planned for
development. As development in the area proceeds it will be necessary to install
extensions to existing lines to complete the sewer collection system. The District
recently received approval to expand their treatment facilities as development proceeds
within the District service area. The Town of Mead is also working on a Wastewater
Treatment Plant Financial Study.
• Water: The Little Thompson Water District can provide treated water service. There is
a 4" line currently in place along Highway 66 and the property is currently serviced by a
1-1/2 inch tap and a 2 inch tap. Central Weld County Water District has a 16" line along
the eastern property line and currently serves as a back-up water supply to the property.
Little Thompson Water District has in place the necessary development fee structure to
provide adequate funding as development proceeds in the general area. The applicant
owns substantial shares of Colorado Big Thompson and Highlands.
• Fire Protection: The Mountain View Fire Protection District serves the area.
Specifically, the property is most easily accessed by Fire Station 2, which is located 2
miles to the south of the property at the intersection of Weld County Road 13 and 24. It
is anticipated that additional fire stations and facilities may be needed in the overall MUD
area as development proceeds. The existing response time from Station 2 is less than
10 minutes.
• Law Enforcement: The Weld County Sheriffs Department will provide police protection
and law enforcement services. A substation is currently located at the intersection of
Weld County Roads 13 and 24. It is anticipated that this substation will be relocated to
the new County Administrative Service Center that is planned for construction north of
the intersection of Weld County Road 24 and the 1-25 Frontage Road approximately 2
miles away.
• Schools: The property is located in the St. Vrain Valley School District. The District
recently completed the construction of two new elementary schools that have provided
additional capacity in the eastern portion of the District. The District has voted to request
voter approval to issue additional bonds in November 2001.
• Parks and Open Space: Land for wildlife preservation, community or neighborhood
parks, residential areas and proposed business park sites are planned. Development
will make use of trail connections to provide alternative transportation modes for
residents and employees.
• Other Social, Health, and Cultural Services: Similar to the other properties currently
within the MUD, the future residents of the proposed amendment area will patronize the
variety of services located in the surrounding communities of Greeley, Longmont,
Loveland, the Tri-Town Area, and the Denver-Metro area. These surrounding
communities are all within 30 minutes of travel time and provide for the full spectrum of
cultural and social services. It is anticipated as development continues within the MUD
that a population will be reached that is capable of supporting additional facilities. One
such facility, an indoor sports complex, is currently planned in the Vista Commercial
Center near the property.
• Deeds and legal instruments identifying each of the applicant's ownership interest
in the property: The applicants have contracted with Common Wealth Title to prepare
the attached listing of property deeds and conveyance titles for each of the individual
properties. Please refer to the attached reports.
• Preliminary traffic impact analysis: The applicants have contracted with Eugene G.
Coppola, P.E., to complete the traffic impact analysis. Please refer to the attached
letter.
Reynolds I-25 MUD
Land Use Table 1
Approximate
Acres %
Residential and Low Intensity Residential 30.2 57.0%
Employment Center/Regional Commercial 7.2 13.6%
Neighborhood Center 6.6 12.5%
Greenway 6.4 12.1%
Schools (Land Dedication) 2.6 4.9%
Total Uses 53 100.0%
Land Use Table 2
Approximate
Acres %
Residential and Low Intensity Residential 32.8 61.9%
Employment Center/Regional Commercial 7.2 13.6%
Neighborhood Center 6.6 12.5%
Greenway 6.4 12.1%
Schools (Cash in Lieu) 0 0.0%•
Total Uses 53 100.0%
Weld County MUD Amendment
Reynolds
Proposed Land Use Breakouts for MUD Amendment
Land Use(Acres) Reynolds Total Pct. Residents
Employment Center 7.2 7.2 14%
Regional Commercial 0 0 0%
Neighborhood Center 6.6 6.6 12%
Residential 32.8 32.8 62% 246
Low Intensity Residential 0 0 0% 0
Regional Park/Greenway 6.4 6.4 12%
School 0 0 0%
Total Acres 53 53 100% 246
Reynolds Total
Commercial SF. (in millions) 0 0
Employment SF(in millions) 0.0072 0.0072
Neigh. Center SF (in millions) 0.0006 0.0006
Estimated Number of Employees
(1 emp/600 SF Floor Space) 13 13
Reynolds Total
Elementary Students 34 34
Middle School Students 14 14
High School Students 17 17
Total Students 65 65
Weld County MUD Amendment
Reynolds
School Planning and Calculation of Land Dedication Requirements
Single Family
Projected Student Site Size Current
Number of Student Facility Standard Acres of Land Developed Cash-in-lieu
Units Weld Standard Acres Contribution Land Value Contribution
Elementary 100 0.35 525 10 0.67 $35,000
35
Middle Level 100 0.14 750 25 0.47 $35,000
14
High School 100 0.17 1200 50 0.71 $35,000
17
Total 100 66 1.84 $35,000 $64,456
Single Family Student Yield is: 0.66
Current School District Fee is: $645 Unit= $64,500
Weld County MUD Amendment
Reynolds
Projected Water and Wastewater Utility Demands
Projected Projected Projected Projected
Wastewater Water Water Water
Demands Demands Demands Demands
Avg. Day Avg. Day Peak Day Peak Hour
(MGD) (MGD) (MGD) (MGD)
Projected Residents 246 0.018
Elementary Students 35 0.001
Middle School Students 14 0.000
High Scoot Students 17 0.000
Projected Employees 13
Land Use Acres
Employment Center 7.2 0.013 0.020 0.032 0.380
Regional Commercial 0 0.000 0.000 0.000 0.000
Neighborhood Center 6.6 0.012 0.019 0.029 0.035
Residential 32.8 0.035 0.089 0.151
Low Int. Residential 0 0.000 0.000 0.000
Regional Park, Greenway 6.4 0.000 0.000 0.000
School 0 0.000 0.000 0.000
Total Demands(MGD 0.045 0.074 0.149 0.566
4311 Highway 66, Suite 4
Longmont, CO 80504
Office (970) 535-9318
Denver (303) 485-7838
Fax: (970) 535-9854
January 2, 2002
Robert Anderson
Long Range Planner
Weld County Planning Department
1555 N. 17th Avenue
Greeley, CO 80631
Subject: Reynolds/Woods MUD Addendum
Dear Mr. Anderson,
Enclosed are the detailed proposed land use breakouts for the Reynolds/Woods
MUD proposal as discussed. The traffic information is pending and should be
available this week. Please call me at (970) 535-9318 if you have any further
questions.
Sincerely,
omas Haren
Environmental Consultant Weld County Flaming QQfl..
RECEIVED
Your "Pro Ag"Environmental Professionals
Proposal to Amend the Weld County Comprehensive Plan
1-25 Mixed Use Development Area
Introduction:
This proposal requests the Weld County Commissioners consider amending the Weld
County Comprehensive Plan by amending the 1-25 Mixed Use Development Area (MUD)
to include the following generally described property:
The E2 of Section 23 and the N2 and the SW4 of Section 24, T3N, R68W of the 6th P.M.,
Weld County, Colorado.
This application conforms to the requirements of the Weld County Comprehensive Plan
as adopted by Weld County Code 22-2-200. This proposal represents a highly
coordinated and cooperative effort between all of the property owners within the
amendment area. Each of the owners is a joint applicant. The property owners have
worked to jointly create a balanced, logical, and high quality proposal that will provide
needed housing, employment, recreational, and educational amenities to the
southwestern portion of Weld County.
Families that have owned the land for multiple generations farm the majority of the
property. Each of the land owners desire to have the opportunity at a future date to
develop their property in accordance with County standards set forth in the MUD. Each
of the owners is committed to quality development that will enhance the neighboring
developments and be sensitive to properties that are not included with the MUD. We
believe in the value of a coordinated and mutually agreed to plan of development as
opposed to the creation of multiple, less integrated planning efforts. We believe this
application presents several unique and valuable enhancements to the County, and has
been prepared to ensure quality and orderly development.
Although not included within the 1-25 MUD, the property is largely an infill area that is
contiguous to both the existing 1-25 MUD and the Town of Mead. The property therefore
has logical, existing planning boundaries on both the east, west and north. The southern
boundary of the property also provides for natural borders in the form of the St. Vrain
River floodplain and property recently included in the MUD. The property is located
mostly within the 208 Water Quality Planning Area of the St. Vrain Sanitation District,
which was one of the key criteria related to creation and boundaries of the existing 1-25
MUD. The property lies within the service area of the St. Vrain Sanitation District.
This proposed amendment is consistent with existing and future goals, policies,
and needs of the County.
The proposed amendment is a balanced development that provides a mix of housing,
employment, recreation, and educational opportunities for existing and future residents
of the southwest portion of the County.
This proposal is adjacent to and contiguous with the existing I-25 Mixed Use
Development Area Map.
The property is adjacent to the existing 1-25 MUD along the entire western and southern
boundary.
This proposed amendment would not place a burden upon existing or planned
service capabilities.
• Roads: The property is bounded by State Highway 66 on the south and Weld
County Road 9-1/2 on the west and Weld County Road 32 on the north. The
property is within the Southwest Weld Road Improvement Area. The existing
roadways provide access to regional highways including State Highway 66 and
Interstate 25. As development occurs, impact fees will be assessed by the
County to provide adequate funding to design and construct the necessary
roadway improvements. Weld County Road 9-1/2 has been widened and paved.
• Sewer: Sanitary sewer service could be provided by the St. Vrain Sanitation
District facilities. The property is located within the 208 Service Area of the St.
Vrain Sanitation District. The District has recently installed a sewer trunk line that
is sized to provide service to the portion of the district located north of the St.
Vrain River. The line is capable of providing gravity service to most areas of the
property that are planned for development. As development in the area
proceeds it will be necessary to install extensions to existing lines to complete
the sewer collection system. The District recently received approval to expand
their treatment facilities as development proceeds within the District service area.
The Town of Mead is also working on a Wastewater Treatment Plant Financial
Study. Logical locations for the Mead Plant would be adjacent to the northern
boundary of this site or to the northwest down gradient of the site 1/2 mile.
• Water: The Little Thompson Water District can provide treated water service.
The applicants have briefly discussed the proposal with water district staff prior to
making application to the County for the MUD amendment. Weld County Road
9.5 currently has a 24" line which is adjacent to the property. Significant
improvements have been made to the District's water transmission facilities that
have increased the system capacities to the north and east(6" lines) of the
property in the vicinity of 1-25 and Weld County Road 38. Additional water lines
must be added to the water distribution system to provide adequate capacity
south of Weld County Road 38 as development in the MUD continues. The
District has in place the necessary development fee structure to provide
adequate funding as development proceeds in the general area. The property is
irrigated land, and has adequate Colorado Big Thompson and other native water
rights to support the proposed development plan. The proposal anticipates the
continued use and irrigation from the existing lakes and irrigation ditch systems
for open space and outdoor watering needs. This approach to outdoor watering,
known as a dual water system could significantly reduce the demand for treated
water to the development.
•
•
• Fire Protection: The Mountain View Fire Protection District serves the area.
Specifically, the property is most easily accessed by Fire Station 2, which is
located 2.5 miles to the south of the property at the intersection of Weld County
Road 13 and 24. It is anticipated that additional fire stations and facilities may be
needed in the overall MUD area as development proceeds. The existing
response time from Station 2 is less than10 minutes.
• Law Enforcement: The Weld County Sheriffs Department will provide police
protection and law enforcement services. A substation is currently located at the
intersection of Weld County Roads 13 and 24. It is anticipated that this
substation will be relocated to the new County Administrative Service Center that
is planned for construction north of the intersection of Weld County Road 24 and
the 1-25 Frontage Road approximately 2 miles away.
• Schools: The property is located in the St. Vrain Valley School District. The
District recently completed the construction of two new elementary schools that
have provided additional capacity in the eastern portion of the District. The
District has voted to request voter approval to issue additional bonds in
November 2001.
• Parks and Open Space: Land for wildlife preservation, community or
neighborhood parks, residential areas and proposed business park sites are
planned. Development will make use of trail connections to provide alternative
transportation modes for residents and employees.
• Other Social, Health, and Cultural Services: Similar to the other properties
currently within the MUD, the future residents of the proposed amendment area
will patronize the variety of services located in the surrounding communities of
Greeley, Longmont, Loveland, the Tri-Town Area, and the Denver-Metro area.
These surrounding communities are all within 30 minutes of travel time and
provide for the full spectrum of cultural and social services. It is anticipated as
development continues within the MUD that a population will be reached that is
capable of supporting additional facilities. One such facility, an indoor sports
complex, is currently planned in the Vista Commercial Center near the property.
• Deeds and legal instruments identifying each of the applicant's ownership
interest in the property: The applicants have contracted with Common Wealth
Title and Dwyer, Huddleson & Ray, P.C., and Weld County Title, to prepare the
attached listing of property deeds and conveyance titles for each of the individual
properties. Please refer to the attached reports.
• Preliminary traffic impact analysis: The applicants have contracted with
Eugene G. Coppola, P.E., to complete the traffic impact analysis. Please refer
to the attached letter.
Reynolds - Woods 1-25 MUD
Land Use Table 1
Approximate
Acres %
Residential and Low Intensity Residential 456 57.0%
Employment Center/Regional Commercial 108 13.5%
Neighborhood Center 100 12.5%
Greenway 96 12.0%
Schools (Land Dedication) 40 5.0%
Total Uses 800 100.0%
Land Use Table 2
Approximate
Acres
Residential and Low Intensity Residential 478 59.8%
Employment Center/Regional Commercial 115 14.4%
Neighborhood Center 105 13.1%
Greenway 102 12.8%
Schools (Cash in Lieu) 0 0.0%
Total Uses 800 100.0%
Weld County MUD Amendment
Woods/Reynolds
Proposed Land Use Breakouts for MUD Amendment
Land Use(Acres) Reynolds Woods Total Pct. Residents
Employment Center 69 46 115 14%
Regional Commercial 0 0 0 0%
Neighborhood Center 63 42 105 13%
Residential 286.8 191.2 478 60% 3,585
Low Intensity Residential 0 0 0 0% 0
Regional Park/Greenway 61.2 40.8 102 13%
School 0 0 0 0%
Total Acres 480 320 800 100% 3,585
Reynolds Woods Total
Commercial SF. (in millions) 0 0 0
Employment SF (in millions) 0.0074 0.0149 0.0223
Neigh. Center SF (in millions) 0.055 0.055 0.11
Estimated Number of Employees
(1 emp/600 SF Floor Space) 104 117 221
Reynolds Woods Total
Elementary Students 301 200 501
Middle School Students 120 80 199
High School Students 145 97 242
Total Students 566 377 943
Weld County MUD Amendment
Woods/Reynolds
School Planning and Calculation of Land Dedication Requirements
Single Family
Projected Student Site Size Current
Number of Student Facility Standard Acres of Land Developed Cash-in-lieu
Units Yield Standard Acres Contribution Land Value Contribution
Elementary 1458 0.35 525 10 9.72 $35,000
510.3
Middle Level 1458 0.14 750 25 6.804 $35,000
204.12
High School 1458 0.17 1200 50 10.3275 $35,000
247.86
Total 1458 962.28 26.8515 $35,000 $939,803
Single Family Student Yield is: 0.66
Current School District Fee is: $645 Unit= $940,410
Weld County MUD Amendment
Woods/Reynolds
Projected Water and Wastewater Utility Demands
Projected Projected Projected Projected
Wastewater Water Water Water
Demands Demands Demands Demands
Avg. Day Avg. Day Peak Day Peak Hour
(MGD) (MGD) (MGD) (MGD)
Projected Residents 3585 0.269
Elementary Students 510 0.008
Middle School Students 204 0.004
High Scool Students 248 0.005
Projected Employees 221
Land Use Acres
Employment Center 115 0.213 0.316 0.506 0.607
Regional Commercial 0 0.000 0.000 0.000 0.000
Neighborhood Center 105 0.189 0.294 0.462 0.557
Residential 478 0.517 1.291 2.194
Low Int. Residential 0 0.000 0.000 0.000
Regional Park, Greenway 102 0.000 0.000 0.000
School 0 0.000 0.000 0.000
Total Demands(MGD 0.687 1.127 2.259 3.358
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