HomeMy WebLinkAbout20052896.tiff RESOLUTION
RE: APPROVE PROPOSED SCOPE FOR WORK FOR MIXED USE DEVELOPMENT PLAN
UPDATE
WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS,the Board has been presented with a Proposed Scope of Work for the Mixed
Use Development Plan between the County of Weld, State of Colorado, by and through the Board
of County Commissioners of Weld County,on behalf of the Department of Planning Services,with
terms and conditions being as stated in said scope of work, and
WHEREAS,after review,the Board deems it advisable to approve said proposed scope of
work, a copy of which is attached hereto and incorporated herein by reference.
NOW,THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County,Colorado,that the Proposed Scope of Work for the Mixed Use Development Plan between
the County of Weld,State of Colorado, by and through the Board of County Commissioners of Weld
County, on behalf of the Department of Planning Services, be, and hereby is, approved.
The above and foregoing Resolution was,on motion duly made and seconded, adopted by
the following vote on the 28th day of September, A.D., 2005.
BOARD OF COUNTY COMMISSIONERS
I . / � WELD COUNTY, COLORADO
ATTEST: 4' M ,u ° �o• L /1----c
illiam H. J e, Chair
Weld County Clerk to th- �:
M. . , P o-Tem
BY:
Duty CIS k to the Bo.!. '
Davi . Lon
APPR ED A F M:
4;ds
Ma
Aunty orney Date of signature:
2005-2896
PL0073
(20 Pe j0 - lam 05
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
Proposed Scope for Work
Weld County Mixed Use Development Plan Update
Background
In 1997, the Weld County Commission adopted by Ordinance, the Mixed Use Development
(MUD) plan for a portion of Southwest Weld County along the Interstate 25 (1-25) corridor that
was recognized as an area requiring complex development standards to facilitate urban growth.
In the interim, growth has continued and recent circumstances have required county officials to
consider the need to expand the original boundaries of the MUD plan. Given continued growth
in the existing MUD area and the potential for expansion of its sphere of influence, Weld County
requires a comprehensive study to assist with the update the current MUD plan.
The study will provide a detailed i 3 i Lir 7 i
analysis of the impacts, existing A i
development, and future growth of Y - - P-
the 1-25 MUD area. The study will
be comprehensive in nature, F 'i-.w
addressing the social/cultural,
transportation, and open space {
demands in the area. While the IV
study will specifically address the I- r _ '�,� L f -La
25 MUD study area (Figure 1), the 7. ---L
study will also address the b.. ` _ ..
interrelationship between local -
St
jurisdictions in the vicinity. i l- 1.- f
The study is intended to address the jej 4�
1-25 MUD as a community, - -- ' -- -
considering all community needs, .1... � -
from transportation demands to - i -Tac ��: p ,
social amenity demands. The major 41 I; n_l i
emphasis for the comprehensive -, ,
7
study will address the existing and „
future land use and traffic issues as rte - -,
they presently exist and provide the
most efficient and economically
feasible method of handling these 'E r : - _-
issues in the future. Additionally, a '""'""A #
detailed fiscal and economic impact S o ..,
�-
analysis, broken into five year _ , j Pte""_
increments, will provide the basis for
future policy direction. Figure 1: 1-25 MUD Study Area
September 20, 2005 2005-2896
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
Proposed Scope of Work.
The consultant planning team of Carter & Burgess, Inc, Matrix Design Group, and Leland
Consulting Group (Consultant Planning Team) is proposing the following Scope of Work to
assist Weld County update its existing MUD plan, which currently includes approximately
15,000 acres of land within the 1-25 corridor between County Road (CR) 1 on the west, CR 13.5
on the east, CR 20 on the south, and CR 32 on the north. The expanded MUD study area
boundary for this update is CR 1 on the west, CR 15 on the east, Highway 52 on the south, and
CR 42 on the north (Figure 1). This study is intended to: (1) identify and examine short-term
and long-term growth and development issues affecting Weld County and its residents; (2)
formulate, evaluate and compare potential growth scenarios and their corresponding impacts;
and (3) make recommendations on implementation tools and actions that need to be
undertaken in order to best serve the County's long range goals for growth.
It is important to note that under this scope of work, the Consultant Planning Team's role is to
solely support the Weld County Planning Department with data collection, stakeholder
involvement, and recommendations during the update process. Update of the actual MUD plan,
approval by affected municipalities, and obtaining Weld County Commissioner approval is
beyond the scope of services provided herein.
The process for the study defined below is presented in four (4) major phases, with tasks and
sub-tasks provided for each; deliverables are listed at the end of each phase and sub-task. A
schedule is provided at the end of this work plan that covers a proposed project timeline for the
study. While a study of this scope and magnitude will require some flexibility in the scheduling
and completion of major tasks, the schedule generally provides the framework which study
tasks can be completed. Specific dates for deliverables and meetings will be set and updated in
accordance with availability of key stakeholders and public meetings. A cost estimate to
complete the proposed scope of work is also included, with level of effort identified for each
major phase and task.
The following Scope of Work is organized by Phase, including:
• PHASE A —Discovery
• PHASE B - Vision
• PHASE C- Framework Plan
• PHASE D—Implementation Recommendations
The findings and/or recommendations of each phase will be documented in a written and
graphic report presented in a 3-ring binder format, with appropriate draft "chapters" to be
submitted for review and comment by Weld County staff and officials; report chapters will
include maps, graphs, tables, and other supporting information, as appropriate to completely
describe the issues. The Consultant Planning Team will address one round of comments for
each chapter before compiling into the final study document at the end of Phase D. Mapping
will be developed in a GIS database, which will be transferred to Weld County for future use and
updates of the plan. The Appendix of the Report will document information sources, contacts,
and other related information.
September 20, 2005 Page 2 of 19
Weld County, Colorado Proposed I-25 Mixed Use Development Study Scope of Work
PHASE A: DISCOVERY. . . What do we have?
Task 1: Background
During this initial Task, the Consultant Planning Team will obtain an overview and in-
depth understanding of the existing physical, political, and fiscal issues that could
impact and/or influence the plan update and implementation recommendations within
the study area. As part of this work element, the following Sub-Tasks will be
undertaken:
Sub-Task A: Understanding of Development Issues and Approach to Growth
Members of the Consultant Planning Team will meet with Weld County planning
staff, elected officials, department heads and others to obtain a more complete
understanding of the County's position on growth and development, its relationships
with local communities, status and underlying basis for Intergovernmental
Agreements, and short-term / long-term issues related to future development within
the study area. One of the primary purposes of the meetings will be to identify
issues, conditions, or perceptions that might prevent or minimize the successful
outcome of the study. Meetings will be conducted individually, in small groups, or in
other appropriate settings in order to achieve the overview desired depending on
individual availability and group dynamics. An advance list of potential questions will
be prepared for Weld County approval prior to the meetings. Confidentiality of the
meetings will be maintained as required by Weld County.
Sub-Task B: Document Search
All relevant reports, maps, development codes and regulations, guidelines, policies
and plans that guide and control growth and development within the County will be
provided by Weld County and reviewed during this sub-task. Based on this review, a
Matrix of Existing Development Policies, Plans, and Controls will be prepared that
will summarize key parameters by which future growth scenarios can be tested, and
highlight specific policies and/or issues that present opportunities for change.
Sub-Task C: Base Mapping
Working with the County's GIS and Planning Staffs, a base map will be prepared, in
color and at an appropriate regional scale, to include the existing area within the
current MUD zone, as well as those appropriate for the expanded MUD zone.
Information on the base map will include political boundaries, vehicular, rail, and
other transportation systems, ownership patterns, topography and other natural
features, and other appropriate existing conditions. As part of subsequent Tasks,
additional data will be added to this base to illustrate specific conditions and
characteristics, and to depict potential changes and/or modifications of existing
conditions.
Deliverables:
• Summary Memoranda: "Development Issues and Approach to Growth"
• Matrix of Development Policies, Plans and Controls
• Study Area Base Map
• Draft MUD Study- Chapter 1: Introduction
- Study Goals and Objectives
- Overview of the MUD Study Area
- Project Approach and Methodology
- Development Issues and Approach to Growth
September 20, 2005 Page 3 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
Task 2: Public/Community Issues and Considerations
There are a variety of stakeholders within the study corridor, including individuals
living in unincorporated and incorporated areas, as well as business owners, elected
officials of adjacent municipalities, landowners, state and local agencies, and others
who will have an interest in this study, along with a desire to influence its outcome.
While total acceptance of any proposed MUD recommendations is not likely within
such a large and diverse area, understanding and addressing relative issues and
considerations will be important in formulating an MUD study that can achieve
maximize County-wide support. In order to effectively engage potential
stakeholders, therefore, the Consultant Planning Team will solicit public input initially
through the following Sub-Tasks, which includes the first of three (3) General Public
Meetings:
Sub-Task A: General Public Meeting One—"An Introduction to the Project"
Prior to conducting the major research and analysis portions of the study, the
Consultant Planning Team will conduct one public meeting targeted at the general
public. The purpose of this first meeting is to:
• Introduce the project, Weld County goals and objectives, study area,
anticipated level of detail, and expected products;
• Explain the public engagement process and expectations;
• Describe the overall Timeframe, along with milestones for completion of the
study; and
• Receive and document public comment on a variety of issues and concerns.
Sub-Task B: Focus Group Meetings
Focus Group meetings are designed to bring together those individuals most
informed on specific topics of interest that will aid in the collection and evaluation of
data critical to the success of the study. These half-day sessions will include public
officials, governmental planning and engineering staffs, and/or others who have
unique knowledge about the area. Three (3) Focus Groups have been identified as
part of the Discovery Phase, including the following:
• Focus Group One: Land Use and Public Services — discusses information
and issues related to land use types and density, building mass and
character, relationships and compatibility, location issues, open space
buffers and linkage, existing and potential land use controls; and, the
provision and responsibilities for police, fire, schools, hospitals, and other
community services;
• Focus Group Two: Transportation and Infrastructure — discusses information
and issues related to roadway capacity, mobility, access, areas of congestion
and mass transit opportunities; drainage, water runoff and management,
potential capital improvements, water and sewer service systems capacities,
special districts, and other related topics. The Colorado Department of
Transportation will be included with this focus group;
• Focus Group Three: Economic Development — discusses information and
issues related to new business development opportunities, site and locational
criteria, existing barriers to growth and development, potential and proposed
new development and other growth issues. The Colorado Division of Wildlife
and State Parks will be included in this focus group.
September 20, 2005 Page 4 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
Sub-Task C: Stakeholder Interviews
Members of the Consultant Planning Team will conduct up to twenty(20) stakeholder
(or groups) interviews as part of this information-gathering phase of the study. The
Consultant Planning Team will work with the County Planning staff to identify
appropriate representatives of public, quasi-public, and private interests to include a
wide range of the business, governmental, and residential communities. As a result
of these sessions, a more complete understanding of Weld County and local
community issues will be gained, and combined with information from the Focus
Group Meetings will enable the Consultant Planning Team to better prioritize issues
and concerns to take forward into the Visioning Phase of the study.
Sub-Task D: Agency Coordination
Members of the Consultant Planning Team will contact representatives from the
Colorado Department of Natural Resources, including Division of Wildlife and State
Parks, the Colorado Department of Local Affairs, and the Colorado Department of
Transportation to explore the relationship between the MUD study area and current
and future plans.
Deliverables:
• General Public Meeting One—"An introduction to the Project"
• Summary Memoranda: "General Public Meeting One Issues and Concerns"
• Summary Memoranda: "Focus Group One: Land Use and Public Services"
• Summary Memoranda: "Focus Group Two: Transportation and Infrastructure"
• Summary Memoranda: "Focus Group Three: Economic Development"
• Land use, Transportation, Infrastructure, and Economic Development Matrix
• Summary Memoranda: `Agency Coordination"
• Draft MUD Study - Chapter 2: Growth and Development Issues and
Considerations
Task 3: Market/Economic Conditions and Characteristics
Our approach to a planning projects of this type and magnitude is to develop an
understanding of the demands of the marketplace, barriers to investment (regulatory,
financial, physical, political and market), and valued assets of the area and
surrounding environs, while educating and building support. A critical distinction in
our approach is the formulation of a market strategy vs. a market study. We feel
strongly that a market strategy will provide you with a thorough understanding of: the
physical environment within which development exists (through iterative dialogue
with our design and engineering team members); user group profiles for various
development types; factors necessary for success; and, a platform for action. Key
components of the market strategy will include:
• Clearly defining the vision, theme and quality of development;
• Providing a "reality check"for conceptual planning efforts;
• Quantifying market conditions and translating them into opportunities;
• Identifying target markets and quantifying their depth;
• Working in an iterative environment with other members of the team;
• Understanding the financial implications of the development; and
• Defining public and private sector roles.
Ultimately, the market strategy will provide you and your partners with an accurate,
independent and market-driven "story" to tell potential developer, builder, lender and
September 20, 2005 Page 5 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
investor audiences. The market strategy includes will give you all the information
and data in a market study, plus ideas for public/private strategies and long-term
planning strategies.
Sub-Task A: Region/Market Area Reconnaissance
Utilizing a "top-down" and "bottom-up" approach, we will estimate current and future
market conditions in the form of demand estimates by major land use type
(residential, retail, office and industrial). From a "top-down" perspective, regional
growth factors will be analyzed, while a "bottom-up" approach consider allocations of
growth within the region based on the study area's development potential.
• Consider access and visibility of the sub area from major transportation
thoroughfares.
• Evaluate availability of existing and planned infrastructure, including road
networks and utility lines.
• Evaluate the effect(s) on the sub area of the market area's overall
development image and political climate.
• Consider the impact of proposed and existing activity generators in the area
(if any).
• Evaluate market factors which set sale and lease prices for development.
• Consider the strengths and weaknesses of the area's economic and market
base in relationship to local and regional trends, in order to identify the
underlying causes of growth and development and potential for various niche
land use opportunities in the study area.
• Meet with local experts to discuss physical factors which may affect the
marketability of the study area.
Sub-Task B: Region/Market Area Demographic Analysis
Economic and demographic characteristics in the market are indicators of overall
trends and economic health that may affect future development and redevelopment
efforts. The study area is located in southwestern Weld County, however,
development in the area will likely serve and attract individuals from a broader trade
area. Economic and demographic indicators will, therefore, be analyzed for the
entire trade area considered to be the primary source of demand and competition for
the MUD area.
• Determine the trade area(s) for potential land uses, based on physical
barriers, location of competition, proximity to population and/or employment
concentrations and prevailing supply/demand conditions.
• Analyze key economic and demographic indicators including: characteristics
of new and existing residents; population growth by age and income;
household growth by household size; median household income relative to
housing affordability; per capita income levels; employment by industry
classification; employer concentrations; and, other indicators as identified.
Sub-Task C: Region/Market Area Competitive Supply Analysis
The Weld County MUD will compete for development growth on both a local and
regional basis. Therefore, a thorough understanding of the North Front Range
competitive environment is necessary to determine the market opportunities for
which the study area may compete.
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Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
• Develop an inventory of real estate development by type throughout the
competitive trade area.
• Conduct interviews with planning and community development officials
regarding area trends/issues, planned projects and developments currently
under construction.
• Prepare a list of comparable development areas within and outside the region
- existing and planned.
• Conduct a comparative analysis based on location, size, character and
theme, pricing, product type/mix, absorption rate, target market, and sources
of demand.
Sub-Task D: Market Demand Estimates
The results of previous sub-tasks will be used to prepare short-, mid- and long-term
estimates of development growth by land use type (residential, retail, office,
industrial). Growth in households and employment will be used as the primary
indicators of demand for new development.
• Analyze factors which will impact future demand for development.
• Consider the study area's competitive position and ability to capture market
share.
• Forecast demand for land use and product types in the study area over the
next 5, 10 and 20 years.
Deliverables:
• Draft MUD Study - Chapter 3: Market and Economic Conditions and
Characteristics
- General Market Context
- Economic/Demographic Profile
- Competitive Positioning Analysis
- Market Demand Assessment
Task 4: Existing (Baseline) Conditions and Characteristics
Concurrent with Tasks 1 and 2, described above, and based on available information
from Weld County, local communities, and regional and state sources, the
Consultant Planning Team will inventory and map information on the following:
• Physical Conditions and Characteristics
- Agricultural Land
- Topography and Natural Features
- Drainage Basin Characteristics and Patterns
- Groundwater Resources
- Flood Plains
- Mineral Deposits
- Surface Water Resources and Wetlands
- Undeveloped Parcels
• Man-Made Conditions and Characteristics
- Land Use
- Transportation Systems and Travel Patterns
- Trunk Infrastructure Systems and Patterns (Water, Sewer, Gas and
Electric)
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Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
• Geo-Political Considerations
- Zoning/Permitted Uses
- Ownership Patterns
- Special Districts/Service Areas
- Municipality Boundaries/Areas of Influence
- IGA Boundaries
- County/Community Facilities (Police, fire, Hospitals, etc)
- State Parks
• Proposed Land Uses and Planned Improvements
- Weld County Comprehensive Plan
- MUD Plan
- Current Applications for Rezoning and Development
- Capital Improvement Program
Using the Base Map prepared earlier, the Consultant Planning Team will prepare
maps for each of the major topics itemized, above; a composite evaluation will then
be made to determine overall "Development Opportunities and Constraints" for future
growth and development within the MUD corridor, as a partial basis formulating
alternative growth scenarios, discussed in Phase 3-Visioning.
Deliverables:
• Summary Memoranda and Map:"Physical Conditions and Characteristics"
• Summary Memoranda and Map:"Manmade Conditions and Characteristics"
• Summary Memoranda and Map:"Geo-Political Considerations"
• Summary Memoranda and Map: "Proposed Land Use and Planned
Improvements"
• Summary Memoranda and Map: "Development Opportunities and
Constraints"
• Draft MUD Study- Chapter 4: Existing Conditions and Characteristics
Task 5: Client Coordination/ Project Update Meetings
The Consultant Planning Team will meet with the Client Team and its
representatives on a regular basis to ensure that the project goals and objectives,
timeframe, and identified products are being achieved, within the established and
approved budgets. It is anticipated that the following meetings will be required:
• Proiect "Kick-Off"Meeting — during this initial meeting, the Project Schedule
and Milestones will be refined; Technical Committee members identified; and
staff roles and responsibilities discussed, along with other administrative and
programmatic issues;
• Technical Committee Meetings (2) — Twice, the Consultant Planning Team
members will meet with the Technical Committee to collect pertinent
information, review findings, and/or obtain other information related to the
successful completion of Phase A planning activities. Problem areas, data
voids, new information, public issues and other information will be discussed
in an open dialogue designed to move the project forward effectively and
efficiently. The purpose of the Technical Committee is to "inform,"not "direct"
the consultant. Technical Committee Members (to be identified by Weld
County) will include planning, engineering, transportation, utility, and other
technical professionals from within Weld County and/or affected local
September 20, 2005 Page 8 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
municipalities within the study area. This group is separate from the focus
groups discussed previously. A Summary Memorandum will be prepared
after each of the Technical Committee Meetings;
• Project Coordination Meetings (4) —During the 4-month Phase A process, the
Consultant Planning Team will meet with the Client Team at designated
intervals to provide an update of planning activities completed, issues under
consideration, as well as to discuss findings to date, project schedules, and
other issues that might impact the success of the project. A Summary
Memorandum will be prepared after each of the Project Coordination
Meetings;
Deliverables:
• Summary Memorandum: "Project Kick-Off Meeting"(1)
• Summary Memorandum: "Technical Committee Meeting "(2)
• Summary Memorandum: "Project Coordination Meetings"(4)
Phase A-Assumptions
In order to complete the study efficiently and effectively, the following assumptions
are identified:
• Weld County will provide digital GIS databases as a basis for preparation of
the Study Area Base Map, to include topography, transportation systems,
natural features, water bodies, rail and transit lines, infrastructure systems,
parks, open space and recreation facilities, school locations and districts,
police, fire, and human service areas, land use and zoning, and other"layers"
that might be required to provide a complete understanding of existing
conditions within the study area;
• Weld County staff will prepare a list of available reports, maps, Agreements,
and other resources from County files and/or archives for consideration by
the Consultant Planning Team; and, collect those items identified by the
Team for use throughout the planning process.
• Weld County staff will assist with the identification of "Stakeholders" for
consultant interviews; and, in the identification of Technical Committee
Members. Staff will also contact each potential Stakeholder and Technical
Committee Member to determine interest, and maintain all subsequent
contact with each to set up meetings with the Consultant; it is assumed that
such meetings will be held at County offices or other locations arranged for
by Weld County staff; all notices related to the scheduled meetings will be the
responsibility of the County;
• Weld County staff will determine and arrange for a suitable location for Public
Meeting One, send out the necessary notices in a timely manner, and provide
"set-up" for the meeting, including presentation equipment, handouts, flyers,
and other information materials, as well as refreshments, if desired.
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Weld County, Colorado Proposed I-25 Mixed Use Development Study Scope of Work
PHASE B: VISION . . . What do we want?
The Vision phase will provide Weld County with suggestions for what the MUD area should look
and feel like in the future. The information and input obtained during this phase will be used to
guide development of the major elements of the framework plans in Phase C. Representatives
from the county, municipalities, and public will have opportunities to comment on the vision for
the MUD area. Interactive workshops are proposed for county and municipal representatives to
bring together the major stakeholders. A public meeting is proposed to review information
learned and preferences recommended from the workshops and to seek input from members of
the community
Task 1: Interactive Workshops
Having established a baseline against which alternative future development
scenarios can tested, and with an understanding of the physical, political, and
economic opportunities and constraints within the corridor as a result of Phase A, the
Consultant Planning Team will facilitate a series of three planning workshops that
will:
(1) Inform the participants about how other communities have addressed the issue
of growth under similar circumstances through a graphic and quantitative
presentation of relative Case Studies, highlighting at least three distinctive land
use patterns for consideration within the corridor. Results of the workshop will
include a summary of "likes" and "dislikes" (or choices) in terms of development
pattern, style, densities, and other aspects, based on a discussion and
explanation of potential consequences;
(2) Develop a set of guiding principals and planning parameters for future growth and
development related to land use, transportation, community facilities and other
elements, to be used as a guide in the evaluation of potential development
alternatives. Issues to be discussed include the concepts of open space linkages
and buffers; high density verses low density development; activity "nodes" vs.
"strip" development and other less concentrated forms; developer incentives;
building mass/lot coverage issues; and other related issues; and,
(3) Formulate a "vision" of what the corridor should look like, in terms of the
character, quality, scale, concentration or disbursement of future development;
the types and character of roadways that serve future development; and, the
types and location of community facilities to support future populations.
Workshops, which would be attended by members of the Technical Committee and
Client Representatives, will include brief introductions and presentations to provide
the necessary background for the participants, with the majority of each session
geared towards "round table" discussions of the selected topics, as well as "hands
on" preparation of a vision for the corridor.
Deliverables:
▪ Workshop 1: "Case Studies"
• Summary Memorandum: "Case Studies — Application to the Weld County
MUD Area"
• Workshop 2: "Guiding Principals and Planning Parameters"
• Summary Memorandum: "Guiding Principals and Planning Parameters"
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Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
• Workshop 3: Establishing the Vision"
• Summary Memorandum: "Establishing the Vision"
• Draft MUD Study- Chapter 5: Case Studies—Application to the Weld County
MUD Area
• Draft MUD Study - Chapter 6: Guiding Principals and Planning Parameters
• Draft MUD Study - Chapter 7: Establishing the Vision
Task 2: Public/Community Issues and Considerations
Prior to conducting the major research and analysis portions of the study, the
Consultant Planning Team will conduct one public meeting targeted at the general
public. The purpose of this meeting is to share information about case studies and to
solicit input on guiding principles and establishing the vision.
Deliverables:
• General Public Meeting Two— "Visioning"
• Summary Memoranda: "General Public Meeting Two Issues and Concerns"
Task 3: Client Coordination / Project Update Meetings
The Consultant Planning Team will meet with the Client Team and its
representatives on a regular basis to ensure that the project goals and objectives,
timeframe, and identified products are being achieved, within the established and
approved budgets. It is anticipated that the following meetings will be required as
part of this Phase of the study:
• Project Coordination Meetings (2) —During the 2-month Phase B process, the
Consultant Planning Team will meet with the Client Team at designated
intervals to provide an update of planning activities completed, issues under
consideration, as well as to discuss findings to date, project schedules, and
other issues that might impact the success of the project. A Summary
Memorandum will be prepared after each of the Project Coordination
Meeting.
• Technical Committee Meetings — Although no specific Technical Committee
Meetings are anticipated as part of Phase B, it is expected that Committee
Members will participate in the three schedule workshops, and assist the
Consultant Planning Team in responding to technical questions from the
general public related to specific growth and development issues.
Deliverables:
• Summary Memoranda: "Project Coordination Meetings"(2)
Phase B—Assumptions
In order to complete the study efficiently and effectively, the following assumptions
are identified:
• Weld County staff will arrange for and schedule all three workshops
conducted under this Phase of the study, including announcements of time
and place, notification to land owners, and meeting set up, including
presentation equipment, refreshments, and other considerations.
September 20, 2005 Page 11 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
PHASE C: FRAMEWORK PLAN . . . What are our options?
Based on the information collected and evaluated as part of Phase A, and having established
Guiding Principals and Planning Parameters during the Phase B Visioning process, the
Consultant Planning Team will formulate up to three (3) Framework Plans that illustrate a range
of growth scenarios. Possible examples of framework plans that could be developed, but are
not limited to, are summarized below.
Task 1: Framework Plan A
The scenario differs from the Discovery Phase in that it considers a forecast of future
conditions, where the Discovery Phase only considers existing data as it relates to
the context of the study area. The Framework Plan A Scenario for future planning
within the Study Area is based on the vision adopted in Phase B. The following
assumptions are made under this Scenario but are not limited to:
• Recently approved projects and current applications for rezoning that are
officially under review by the County will be considered;
• Programming and yields for undeveloped lands will be based on recent (5-
year) historical development patterns, as documented by County assessors
records and building permit data;
• Business, industrial and commercial uses will be allocated primarily to areas
served by Interstate 25, and/or major and/or minor arterials, and rail; and
others consistent with those identified in the current MUD Corridor Plan;
• Residential uses will be allocated primarily to remaining areas;
• Land use and other recommendations in the County's current
Comprehensive Plan will be followed;
Current levels of service and infrastructure.
• Existing Intergovernmental Agreements will continue in place, without intent
to modify; and, designated Areas of Influence for municipalities within the
Study Area will be recognized;
• Land projections for annexation into nearby municipalities will be based on 5-
year historical trends;
Some issues to be considered in reviewing and comparing this Scenario against
others include, among others:
• How much additional growth can occur within the Study Area, given the
existing condition and capacity of the County's current infrastructure systems,
and at what point is that capacity met?
• What is the sustainable mix of land uses in place at the time the infrastructure
system capacities are met?
• What Guiding Principals and Planning Parameters are not addressed
successfully under this Scenario?
• What impact does such growth have on the following:
— Adequate Community Facilities
— Transportation Systems
— Utility Systems
— Open Space
— Agricultural Lands
— Potential Tax Base
September 20, 2005 Page 12 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
Deliverables:
• Summary Memorandum: Framework Plan A
- Maps and map reductions along with supporting text and evaluation
matrices.
Task 2: Framework Plan B
The Framework Plan B Scenario for future planning within the Study Area is based
on the vision adopted in Phase B. The following assumptions are made under this
Scenario, but are not limited to:
• Property re-zonings will continue to be permitted within the County to allow
for the development of business, commercial, industrial and residential land
uses;
• Recently approved and current development projects officially under review
by the County will be considered;
• Undeveloped land within the Study Area will be allocated into future land use
categories, based on projected market demand, by segment, as well as
current and anticipated development trends in the area; capture rates will be
established to determine the Land Use Program;
• Existing Intergovernmental Agreements will be modified and/or expanded, as
needed, to provide required services;
Some issues to be considered in reviewing and comparing this Scenario against the
other include, among others, the following:
• How much additional growth can occur within the Study Area, given an
expanded capacity of County systems?
• At what point in the future does the area reach its expanded capacity based
on existing infrastructure?
• What level of development would need to occur to justify the expense of
expanding select systems?
• What is the sustainable mix of land uses in place at the time the infrastructure
system capacities are met?
• What Guiding Principals and Planning Parameters are not addressed
successfully under this Scenario?
• What impact does such growth have on the following:
— Adequate Community Facilities
— Transportation Systems
— Utility Systems
— Open Space
— Agricultural Lands
— Potential Tax Base
Deliverables:
• Summary Memorandum: Framework Plan B
- Maps and map reductions along with supporting text and evaluation
matrices.
Task 4: Framework Plan C
September 20, 2005 Page 13 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
The Framework Plan C Scenario is based on the vision adopted in Phase B. The
following assumption are made under this Scenario, but are not limited to:
• Recently approved projects and current applications for rezoning that are
officially under review by the County will be considered;
• Future land use programming will be based on projected market demand, by
segment, and development trends in the area;
• Reasonable capture rates will be established to determine a suitable Land
Use Program for undeveloped lands within the Study Area;
• Business, industrial and commercial uses will be concentrated within areas
identified in the current MUD Corridor Plan; however, modifications will be
made to the existing Plan to better reflect appropriate "nodes" of activity and
future infrastructure needs; appropriate densities; and, mix of uses;
• Development incentives will be put in place to attract new business to
designated activity "nodes" And promotion efforts coordinate with relevant
agencies;
• Designated Areas of Influence for municipalities within the Study Area will be
recognized;
• When it is economically justified, and able to meet the Guiding Principals and
Planning Parameters established earlier, Weld County land will be annexed
into any of the municipalities within the Study Area;
• Agricultural land within the Study Area will be designated for development
only if it meets the Guiding Principals and Planning Parameters established
earlier;
• Implementation tools, such as Transfer of Development Rights (TDRs) and
other"Smart Growth"tools will be established;
Some issues to be considered in refining and comparing this Scenario to the others
include
• How much additional growth can occur within the Study Area?
• At what point in the future does the area reach its growth level?
• What is the sustainable mix of land uses in place at that time?
• What Guiding Principals and Planning Parameters are not addressed
successfully under this Scenario?
• What impact does such growth have on the transportation systems, including
highways and arterials and transit
• What impact does such growth have on the following:
— Adequate Community Facilities
— Transportation Systems
— Utility Systems
— Open Space
— Agricultural Lands
— Potential Tax Base
Deliverables:
• Summary Memorandum: Framework Plan C
— Maps and map reductions along with supporting text and evaluation
matrices.
• Draft MUD Study - Chapter 8: Framework Plan
September 20, 2005 Page 14 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
Task 5: MUD Public Workshops
As part of this Phase, the Consultant Planning Team will conduct a series of MUD
Public Workshops (3) with the general public to review and discuss each of the
Framework Alternatives, the comparison and evaluation of each. Comments and
input from the first two meetings will be taken into consideration as part of the
formulation of the Framework plans.
Deliverables:
• Summary Memoranda of Public Workshops (3)
Task 6: Client Coordination/ Project Update Meetings
The Consultant Planning Team will meet with the Client Team and its
representatives on a regular basis to ensure that the project goals and objectives,
timeframe, and identified products are being achieved, within the established and
approved budgets. It is anticipated that the following meetings will be required as
part of this Phase of the study:
• Project Coordination Meetings (4) — During the 4-month Phase C process,
the Consultant Planning Team will meet with the Client Team at designated
intervals to provide an update of planning activities completed, issues under
consideration, as well as to discuss findings to date, project schedules, and
other issues that might impact the success of the project. A Summary
Memorandum will be prepared after each of the Project Coordination
Meeting.
• Technical Committee Meetings — Three (3) meetings with the Technical
Committee are programmed for Phase C as part of the Alternative
Framework Plans formulation, and the evaluation and comparison of each.
Summary Memorandum will be prepared after each of the Project
Coordination Meeting.
Deliverables:
• Summary Memoranda of Client Coordination/Project Update Meetings (7)
Phase C —Assumptions
In order to complete the study efficiently and effectively, the following assumptions
are identified:
• Weld County staff will arrange for and schedule all General Public workshops
conducted under this Phase of the study, including announcements of time
and place, notification to land owners, and meeting set up, including
reservation of meeting space, presentation equipment, refreshments, and
other considerations.
September 20, 2005 Page 15 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
PHASE D: IMPLEMENTATION RECOMMENDATIONS . . . How can we
make it happen?
After formulation and refinement of the preferred Framework Plan, the Consultant Planning
Team will prepare recommendations for an Implementation Strategy that will assist Weld
County update and refine their current MUD Plan Guidelines and to identify potential catalyst
projects (or future development and/or redevelopment areas). An Action Plan will also be
prepared outlining a list of actions along with a corresponding role, responsibility, and timeframe
under which the action needs to be accomplished. Potential recommendations in the Action
Plan might include infrastructure improvement projects, development and/or modifications to
planning policies, creation or expansion of Intergovernmental Agreements, recommendations
for technical studies, modifications to prevailing impact fee structures, and/or other projects,
policies and programs determined essential to achieving the goals and objectives of the
preferred Framework Plan. Specific Tasks under this Phase include:
Task 1: Recommendations for Updates to Existing MUD Guidelines
A comprehensive evaluation of the existing MUD plan will be undertaken to ensure
that the findings and conclusions of this study are reflected in the Guidelines, and
that those Guidelines no longer applicable are recommended for elimination. This
update will include revisions to maps, regulations, and policies.
Deliverables:
• Draft MUD Study - Chapter 9: Recommended MUD Guidelines Update
Task 2: Prioritization of Catalyst Projects
A major product of this effort will be to identify geographic areas, signature projects,
and/or capital improvement projects that will provide a catalyst for advancement of
the plan. The Consultant Planning Team will work with stakeholders and County
representatives early in the process to identify a list of criteria by which these catalyst
projects will be selected. Presentation and refinement of the catalyst projects will be
completed in the context of preparing the preferred Framework Plan. During this
phase, the Consultant Planning Team will present specific recommendations related
to implementation of the catalyst projects. These recommendations will serve as
catalyst project-specific actions which will work in parallel with the broader
recommendations presented in the Action Plan.
Deliverables:
• Draft MUD Study - Chapter 10: Recommended Catalyst Projects
Task 3: Recommended Action Plan
A 5-, 10- and 15-year Action Plan will be prepared delineating a phased approach for
the delivery of services, expansion of infrastructure, and refinement of policies.
Agency, department, public and private roles and responsibilities will be identified for
each action, along with potential funding sources, timeframes and other specific
details. This information will be provided in a matrix format to be used in conjunction
with the Weld County Comprehensive Plan by the County Commissioners and
Planning Staff and as a reference for future planning decisions impacting growth and
development within the County.
September 20, 2005 Page 16 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
Deliverables:
• Draft MUD Study - Chapter 11: Recommended Priority Action Plan
Task 4: Client Coordination/ Project Update Meetings
The Consultant Planning Team will meet with the Client Team and its
representatives on a regular basis to ensure that the project goals and objectives,
timeframe, and identified products are being achieved, within the established and
approved budgets. It is anticipated that the following meetings will be required as
part of this Phase of the study:
• Project Coordination Meetings (3) — During the 3-month Phase D process,
the Consultant Planning Team will meet with the Client Team at designated
intervals to provide an update of planning activities completed, issues under
consideration, as well as to discuss findings to date, project schedules, and
other issues that might impact the success of the project.
• Technical Committee Meetings — Two (2) meetings with the Technical
Committee are programmed for Phase D as part of the MUD Implementation
formulation.
Deliverables:
• Summary Memoranda of Project Coordination / Technical Committee
Meetings (5)
• Final MUD Study— Chapters 1 through 11
Phase D -Assumptions
In order to complete the study efficiently and effectively, the following assumptions
are identified:
• Since comments on individual chapters of the study will have been addressed
during each study phase, only one iteration of the draft final MUD study will
be prepared at the conclusion of Phase D. This assumes that the Consultant
Planning Team is responsible for grammatical quality of the document.
• 50 hard copies and 5 CD versions of the draft final MUD study with all
chapters, maps, and supporting information will be provided to Weld County
at the conclusion of Phase D.
• Weld County will be responsible for incorporating all comments from
stakeholders on the draft final version of the MUD study. Weld County will
provide the Consultant Planning Team with an electronic copy of the final
MUD Study for final reproduction. 50 hard copies and 5 CD versions of the
final version will be submitted by the Consultant Planning Team.
• The Consultant Planning Team will provide technical support to Weld County
during their preparation of the final MUD Study as needed. This support is
not included in the current scope and budget, but is assumed to involve no
more than 16 hours. Should increased support be required, additional budget
will be necessary.
September 20, 2005 Page 17 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
• Weld County will be responsible for obtaining local municipality and County
Commissioner approval of the final MUD study. Update of the actual MUD
plan and Weld County Commissioner approval is not included in this scope of
work.
• Similarly, changes to existing Intergovernmental Agreements (IGAs) as the
result of recommendations in this study are not included in this scope of work.
September 20, 2005 Page 18 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
PROPOSED SCHEDULE
During kick-off activities proposed for Phase A, a detailed schedule of all study activities will be
prepared in a Microsoft Project format. This will allow updates and project changes to be
regularly schedule and communicated with the Client team. The schedule assumes that on
phase will be completed prior to beginning the next. Although, there may be some opportunities
to begin some tasks early based on overall project development. Assuming project initiation will
occur by October 1, 2005, the tentative schedule based on phases includes:
Phase Task Approximate Timeframe
Discovery(4 months 1 - Background October and September, 2005
total) 2— Public/Community Issues September and November, 2005
3— Market Evaluation September and November, 2005
4— Existing Conditions December, 2005
5— Client Coordination On-going
Vision (2 months total) 1 — Interactive Workshops January, 2006
2 — General Public Meeting February, 2006
3 — Client Coordination On-going
Framework Plan (4 1 — Status Quo Plan March, 2006
months total) 2 — Maximum Growth Ran March, 2006
3— Evaluation and April, 2006
Comparative Analysis
4— Preferred Plan April, 2006
5— MUD Workshops May and June, 2006
6— Client Coordination On-going
Implementation 1 — Update Guidelines June, 2006
Recommendations 2— Prioritization of Catalyst July, 2006
3—Action Plan August, 2006
4— Client Coordination On-going
September 20, 2005 Page 19 of 19
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
Proposed Scope for Work
Weld County Mixed Use Development Plan Update
Background
In 1997, the Weld County Commission adopted by Ordinance, the Mixed Use Development
(MUD) plan for a portion of Southwest Weld County along the Interstate 25 (1-25) corridor that
was recognized as an area requiring complex development standards to facilitate urban growth.
In the interim, growth has continued and recent circumstances have required county officials to
consider the need to expand the original boundaries of the MUD plan. Given continued growth
in the existing MUD area and the potential for expansion of its sphere of influence, Weld County
requires a comprehensive study to assist with the update the current MUD plan.
The study will provide a detailed M- _ — L L 17 4 � �analysis of the impacts, existing I .i 1 . '�`
development, and future growth of ._ -. ,_ . Nirk {
the 1-25 MUD area. The study will s, 1 -s - ;
be comprehensive in nature,
addressing the social/cultural, rir
transportation, and open space
I
demands in the area. While the 52
study will specifically address the 1- t 1 I -
la
25 MUD study area (Figure 1), the 6- -J - - ;
study will also address the a 1`,i► -1
interrelationship between local
jurisdictions in the vicinity. �f
The study is intended to address the1,
1-25 MUD as a community, `' ��� -
considering all community needs, r �I C 4 T .-• -
from transportation demands to - 1 , / ml + '
social amenity demands. The major _ 14
emphasis for the comprehensive 'I �'t
study will address the existing and ,
I : r -F fi I
future land use and traffic issues as i� I � al
they presently exist and provide the
most efficient and economically
feasible method of handling these R, 4 .„
issues in the future. Additionally, a , i { o,=,,,,
detailed fiscal and economic impact U - - ' o""°°° .
analysis, broken into five year `� I si
increments, will provide the basis for
future policy direction. Figure 1: 1-25 MUD Study Area
September 20, 2005 Page 1 of 21
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
Proposed Scope of Work.
The consultant planning team of Carter & Burgess, Inc, Matrix Design Group, and Leland
Consulting Group (Consultant Planning Team) is proposing the following Scope of Work to
assist Weld County update its existing MUD plan, which currently includes approximately
15,000 acres of land within the 1-25 corridor between County Road (CR) 1 on the west, CR 13.5
on the east, CR 20 on the south, and CR 32 on the north. The expanded MUD study area
boundary for this update is CR 1 on the west, CR 15 on the east, Highway 52 on the south, and
CR 42 on the north (Figure 1). This study is intended to: (1) identify and examine short-term
and long-term growth and development issues affecting Weld County and its residents; (2)
formulate, evaluate and compare potential growth scenarios and their corresponding impacts;
and (3) make recommendations on implementation tools and actions that need to be
undertaken in order to best serve the County's long range goals for growth.
It is important to note that under this scope of work, the Consultant Planning Team's role is to
solely support the Weld County Planning Department with data collection, stakeholder
involvement, and recommendations during the update process. Update of the actual MUD plan,
approval by affected municipalities, and obtaining Weld County Commissioner approval is
beyond the scope of services provided herein.
The process for the study defined below is presented in four (4) major phases, with tasks and
sub-tasks provided for each; deliverables are listed at the end of each phase and sub-task. A
schedule is provided at the end of this work plan that covers a proposed project timeline for the
study. While a study of this scope and magnitude will require some flexibility in the scheduling
and completion of major tasks, the schedule generally provides the framework which study
tasks can be completed. Specific dates for deliverables and meetings will be set and updated in
accordance with availability of key stakeholders and public meetings. A cost estimate to
complete the proposed scope of work is also included, with level of effort identified for each
major phase and task.
The following Scope of Work is organized by Phase, including:
• PHASE A -Discovery
• PHASE B - Vision
• PHASE C- Framework Plan
• PHASE D—Implementation Recommendations
The findings and/or recommendations of each phase will be documented in a written and
graphic report presented in a 3-ring binder format, with appropriate draft "chapters" to be
submitted for review and comment by Weld County staff and officials; report chapters will
include maps, graphs, tables, and other supporting information, as appropriate to completely
describe the issues. The Consultant Planning Team will address one round of comments for
each chapter before compiling into the final study document at the end of Phase D. Mapping
will be developed in a GIS database, which will be transferred to Weld County for future use and
updates of the plan. The Appendix of the Report will document information sources, contacts,
and other related information.
September 20, 2005 Page 2 of 21
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
PHASE A: DISCOVERY. . . What do we have?
Task 1: Background
During this initial Task, the Consultant Planning Team will obtain an overview and in-
depth understanding of the existing physical, political, and fiscal issues that could
impact and/or influence the plan update and implementation recommendations within
the study area. As part of this work element, the following Sub-Tasks will be
undertaken:
Sub-Task A: Understanding of Development Issues and Approach to Growth
Members of the Consultant Planning Team will meet with Weld County planning
staff, elected officials, department heads and others to obtain a more complete
understanding of the County's position on growth and development, its relationships
with local communities, status and underlying basis for Intergovernmental
Agreements, and short-term / long-term issues related to future development within
the study area. One of the primary purposes of the meetings will be to identify
issues, conditions, or perceptions that might prevent or minimize the successful
outcome of the study. Meetings will be conducted individually, in small groups, or in
other appropriate settings in order to achieve the overview desired depending on
individual availability and group dynamics. An advance list of potential questions will
be prepared for Weld County approval prior to the meetings. Confidentiality of the
meetings will be maintained as required by Weld County.
Sub-Task B: Document Search
All relevant reports, maps, development codes and regulations, guidelines, policies
and plans that guide and control growth and development within the County will be
provided by Weld County and reviewed during this sub-task. Based on this review, a
Matrix of Existing Development Policies, Plans, and Controls will be prepared that
will summarize key parameters by which future growth scenarios can be tested, and
highlight specific policies and/or issues that present opportunities for change.
Sub-Task C: Base Mapping
Working with the County's GIS and Planning Staffs, a base map will be prepared, in
color and at an appropriate regional scale, to include the existing area within the
current MUD zone, as well as those appropriate for the expanded MUD zone.
Information on the base map will include political boundaries, vehicular, rail, and
other transportation systems, ownership patterns, topography and other natural
features, and other appropriate existing conditions. As part of subsequent Tasks,
additional data will be added to this base to illustrate specific conditions and
characteristics, and to depict potential changes and/or modifications of existing
conditions.
Deliverables:
• Summary Memoranda:"Development Issues and Approach to Growth"
• Matrix of Development Policies, Plans and Controls
• Study Area Base Map
• Draft MUD Study- Chapter 1: Introduction
— Study Goals and Objectives
- Overview of the MUD Study Area
- Project Approach and Methodology
- Development Issues and Approach to Growth
September 20, 2005 Page 3 of 21
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
Task 2: Public/Community Issues and Considerations
There are a variety of stakeholders within the study corridor, including individuals
living in unincorporated and incorporated areas, as well as business owners, elected
officials of adjacent municipalities, landowners, state and local agencies, and others
who will have an interest in this study, along with a desire to influence its outcome.
While total acceptance of any proposed MUD recommendations is not likely within
such a large and diverse area, understanding and addressing relative issues and
considerations will be important in formulating an MUD study that can achieve
maximize County-wide support. In order to effectively engage potential
stakeholders, therefore, the Consultant Planning Team will solicit public input initially
through the following Sub-Tasks, which includes the first of three (3) General Public
Meetings:
Sub-Task A: General Public Meeting One—"An Introduction to the Project"
Prior to conducting the major research and analysis portions of the study, the
Consultant Planning Team will conduct one public meeting targeted at the general
public. The purpose of this first meeting is to:
• Introduce the project, Weld County goals and objectives, study area,
anticipated level of detail, and expected products;
• Explain the public engagement process and expectations;
• Describe the overall Timeframe, along with milestones for completion of the
study; and
• Receive and document public comment on a variety of issues and concerns.
Sub-Task B: Focus Group Meetings
Focus Group meetings are designed to bring together those individuals most
informed on specific topics of interest that will aid in the collection and evaluation of
data critical to the success of the study. These half-day sessions will include public
officials, governmental planning and engineering staffs, and/or others who have
unique knowledge about the area. Three (3) Focus Groups have been identified as
part of the Discovery Phase, including the following:
• Focus Group One: Land Use and Public Services — discusses information
and issues related to land use types and density, building mass and
character, relationships and compatibility, location issues, open space
buffers and linkage, existing and potential land use controls; and, the
provision and responsibilities for police, fire, schools, hospitals, and other
community services;
• Focus Group Two: Transportation and Infrastructure — discusses information
and issues related to roadway capacity, mobility, access, areas of congestion
and mass transit opportunities; drainage, water runoff and management,
potential capital improvements, water and sewer service systems capacities,
special districts, and other related topics. The Colorado Department of
Transportation will be included with this focus group;
• Focus Group Three: Economic Development — discusses information and
issues related to new business development opportunities, site and locational
criteria, existing barriers to growth and development, potential and proposed
new development and other growth issues. The Colorado Division of Wildlife
and State Parks will be included in this focus group.
September 20, 2005 Page 4 of 21
Weld County, Colorado Proposed/-25 Mixed Use Development Study Scope of Work
Sub-Task C: Stakeholder Interviews
Members of the Consultant Planning Team will conduct up to twenty(20) stakeholder
(or groups) interviews as part of this information-gathering phase of the study. The
Consultant Planning Team will work with the County Planning staff to identify
appropriate representatives of public, quasi-public, and private interests to include a
wide range of the business, governmental, and residential communities. As a result
of these sessions, a more complete understanding of Weld County and local
community issues will be gained, and combined with information from the Focus
Group Meetings will enable the Consultant Planning Team to better prioritize issues
and concerns to take forward into the Visioning Phase of the study.
Sub-Task D: Agency Coordination
Members of the Consultant Planning Team will contact representatives from the
Colorado Department of Natural Resources, including Division of Wildlife and State
Parks, the Colorado Department of Local Affairs, and the Colorado Department of
Transportation to explore the relationship between the MUD study area and current
and future plans.
Deliverables:
• General Public Meeting One—"An introduction to the Project"
• Summary Memoranda: "General Public Meeting One Issues and Concerns"
• Summary Memoranda:"Focus Group One: Land Use and Public Services"
• Summary Memoranda:"Focus Group Two: Transportation and Infrastructure"
• Summary Memoranda:"Focus Group Three: Economic Development"
• Land use, Transportation, Infrastructure, and Economic Development Matrix
• Summary Memoranda: "Agency Coordination"
• Draft MUD Study - Chapter 2: Growth and Development Issues and
Considerations
Task 3: Market/Economic Conditions and Characteristics
Our approach to a planning projects of this type and magnitude is to develop an
understanding of the demands of the marketplace, barriers to investment(regulatory,
financial, physical, political and market), and valued assets of the area and
surrounding environs, while educating and building support. A critical distinction in
our approach is the formulation of a market strategy vs. a market study. We feel
strongly that a market strategy will provide you with a thorough understanding of: the
physical environment within which development exists (through iterative dialogue
with our design and engineering team members); user group profiles for various
development types; factors necessary for success; and, a platform for action. Key
components of the market strategy will include:
• Clearly defining the vision, theme and quality of development;
• Providing a "reality check"for conceptual planning efforts;
• Quantifying market conditions and translating them into opportunities;
• Identifying target markets and quantifying their depth;
• Working in an iterative environment with other members of the team;
• Understanding the financial implications of the development; and
• Defining public and private sector roles.
Ultimately, the market strategy will provide you and your partners with an accurate,
independent and market-driven "story" to tell potential developer, builder, lender and
September 20, 2005 Page 5 of 21
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
investor audiences. The market strategy includes will give you all the information
and data in a market study, plus ideas for public/private strategies and long-term
planning strategies.
Sub-Task A: Region/Market Area Reconnaissance
Utilizing a "top-down" and "bottom-up" approach, we will estimate current and future
market conditions in the form of demand estimates by major land use type
(residential, retail, office and industrial). From a "top-down" perspective, regional
growth factors will be analyzed, while a "bottom-up" approach consider allocations of
growth within the region based on the study area's development potential.
• Consider access and visibility of the sub area from major transportation
thoroughfares.
• Evaluate availability of existing and planned infrastructure, including road
networks and utility lines.
• Evaluate the effect(s) on the sub area of the market area's overall
development image and political climate.
• Consider the impact of proposed and existing activity generators in the area
(if any).
• Evaluate market factors which set sale and lease prices for development.
• Consider the strengths and weaknesses of the area's economic and market
base in relationship to local and regional trends, in order to identify the
underlying causes of growth and development and potential for various niche
land use opportunities in the study area.
• Meet with local experts to discuss physical factors which may affect the
marketability of the study area.
Sub-Task B: Region/Market Area Demographic Analysis
Economic and demographic characteristics in the market are indicators of overall
trends and economic health that may affect future development and redevelopment
efforts. The study area is located in southwestern Weld County, however,
development in the area will likely serve and attract individuals from a broader trade
area. Economic and demographic indicators will, therefore, be analyzed for the
entire trade area considered to be the primary source of demand and competition for
the MUD area.
• Determine the trade area(s) for potential land uses, based on physical
barriers, location of competition, proximity to population and/or employment
concentrations and prevailing supply/demand conditions.
• Analyze key economic and demographic indicators including: characteristics
of new and existing residents; population growth by age and income;
household growth by household size; median household income relative to
housing affordability; per capita income levels; employment by industry
classification; employer concentrations; and, other indicators as identified.
Sub-Task C: Region/Market Area Competitive Supply Analysis
The Weld County MUD will compete for development growth on both a local and
regional basis. Therefore, a thorough understanding of the North Front Range
competitive environment is necessary to determine the market opportunities for
which the study area may compete.
September 20, 2005 Page 6 of 21
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
• Develop an inventory of real estate development by type throughout the
competitive trade area.
• Conduct interviews with planning and community development officials
regarding area trends/issues, planned projects and developments currently
under construction.
• Prepare a list of comparable development areas within and outside the region
- existing and planned.
• Conduct a comparative analysis based on location, size, character and
theme, pricing, product type/mix, absorption rate, target market, and sources
of demand.
Sub-Task D: Market Demand Estimates
The results of previous sub-tasks will be used to prepare short-, mid- and long-term
estimates of development growth by land use type (residential, retail, office,
industrial). Growth in households and employment will be used as the primary
indicators of demand for new development.
• Analyze factors which will impact future demand for development.
• Consider the study area's competitive position and ability to capture market
share.
• Forecast demand for land use and product types in the study area over the
next 5, 10 and 20 years.
• Deliverables:
• Draft MUD Study - Chapter 3: Market and Economic Conditions and
Characteristics
- General Market Context
- Economic/Demographic Profile
- Competitive Positioning Analysis
- Market Demand Assessment
Task 4: Existing (Baseline) Conditions and Characteristics
Concurrent with Tasks 1 and 2, described above, and based on available information
from Weld County, local communities, and regional and state sources, the
Consultant Planning Team will inventory and map information on the following:
• Physical Conditions and Characteristics
- Agricultural Land
- Topography and Natural Features
- Drainage Basin Characteristics and Patterns
- Groundwater Resources
- Flood Plains
- Mineral Deposits
- Surface Water Resources and Wetlands
- Undeveloped Parcels
• Man-Made Conditions and Characteristics
- Land Use
- Transportation Systems and Travel Patterns
- Trunk Infrastructure Systems and Patterns (Water, Sewer, Gas and
Electric)
September 20, 2005 Page 7 of 21
Weld County, Colorado Proposed I-25 Mixed Use Development Study Scope of Work
• Geo-Political Considerations
- Zoning/Permitted Uses
- Ownership Patterns
- Special Districts/Service Areas
- Municipality Boundaries/Areas of Influence
- IGA Boundaries
- County/Community Facilities (Police, fire, Hospitals, etc)
- State Parks
• Proposed Land Uses and Planned Improvements
- Weld County Comprehensive Plan
- MUD Plan
- Current Applications for Rezoning and Development
- Capital Improvement Program
Using the Base Map prepared earlier, the Consultant Planning Team will prepare
maps for each of the major topics itemized, above; a composite evaluation will then
be made to determine overall "Development Opportunities and Constraints" for future
growth and development within the MUD corridor, as a partial basis formulating
alternative growth scenarios, discussed in Phase 3-Visioning.
Deliverables:
• Summary Memoranda and Map:"Physical Conditions and Characteristics"
• Summary Memoranda and Map:"Manmade Conditions and Characteristics"
• Summary Memoranda and Map:"Geo-Political Considerations"
• Summary Memoranda and Map: "Proposed Land Use and Planned
Improvements"
• Summary Memoranda and Map: "Development Opportunities and
Constraints"
• Draft MUD Study- Chapter 4: Existing Conditions and Characteristics
Task 5: Client Coordination/ Project Update Meetings
The Consultant Planning Team will meet with the Client Team and its
representatives on a regular basis to ensure that the project goals and objectives,
timeframe, and identified products are being achieved, within the established and
approved budgets. It is anticipated that the following meetings will be required:
• Project "Kick-Off"Meeting — during this initial meeting, the Project Schedule
and Milestones will be refined; Technical Committee members identified; and
staff roles and responsibilities discussed, along with other administrative and
programmatic issues;
• Technical Committee Meetings (2) — Twice, the Consultant Planning Team
members will meet with the Technical Committee to collect pertinent
information, review findings, and/or obtain other information related to the
successful completion of Phase A planning activities. Problem areas, data
voids, new information, public issues and other information will be discussed
in an open dialogue designed to move the project forward effectively and
efficiently. The purpose of the Technical Committee is to "inform,"not "direct"
the consultant. Technical Committee Members (to be identified by Weld
County) will include planning, engineering, transportation, utility, and other
technical professionals from within Weld County and/or affected local
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Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
municipalities within the study area. This group is separate from the focus
groups discussed previously. A Summary Memorandum will be prepared
after each of the Technical Committee Meetings;
• Project Coordination Meetings (4) —During the 4-month Phase A process, the
Consultant Planning Team will meet with the Client Team at designated
intervals to provide an update of planning activities completed, issues under
consideration, as well as to discuss findings to date, project schedules, and
other issues that might impact the success of the project. A Summary
Memorandum will be prepared after each of the Project Coordination
Meetings;
Deliverables:
• Summary Memorandum: "Project Kick-Off Meeting"(1)
• Summary Memorandum: "Technical Committee Meeting "(2)
• Summary Memorandum: "Project Coordination Meetings"(4)
Phase A- Assumptions
In order to complete the study efficiently and effectively, the following assumptions
are identified:
• Weld County will provide digital GIS databases as a basis for preparation of
the Study Area Base Map, to include topography, transportation systems,
natural features, water bodies, rail and transit lines, infrastructure systems,
parks, open space and recreation facilities, school locations and districts,
police, fire, and human service areas, land use and zoning, and other"layers"
that might be required to provide a complete understanding of existing
conditions within the study area;
• Weld County staff will prepare a list of available reports, maps, Agreements,
and other resources from County files and/or archives for consideration by
the Consultant Planning Team; and, collect those items identified by the
Team for use throughout the planning process.
• Weld County staff will assist with the identification of "Stakeholders" for
consultant interviews; and, in the identification of Technical Committee
Members. Staff will also contact each potential Stakeholder and Technical
Committee Member to determine interest, and maintain all subsequent
contact with each to set up meetings with the Consultant; it is assumed that
such meetings will be held at County offices or other locations arranged for
by Weld County staff; all notices related to the scheduled meetings will be the
responsibility of the County;
• Weld County staff will determine and arrange for a suitable location for Public
Meeting One, send out the necessary notices in a timely manner, and provide
"set-up" for the meeting, including presentation equipment, handouts, flyers,
and other information materials, as well as refreshments, if desired.
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Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
PHASE B: VISION . . . What do we want?
The Vision phase will provide Weld County with suggestions for what the MUD area should look
and feel like in the future. The information and input obtained during this phase will be used to
guide development of the major elements of the framework plans in Phase C. Representatives
from the county, municipalities, and public will have opportunities to comment on the vision for
the MUD area. Interactive workshops are proposed for county and municipal representatives to
bring together the major stakeholders. A public meeting is proposed to review information
learned and preferences recommended from the workshops and to seek input from members of
the community
Task 1: Interactive Workshops
Having established a baseline against which alternative future development
scenarios can tested, and with an understanding of the physical, political, and
economic opportunities and constraints within the corridor as a result of Phase A, the
Consultant Planning Team will facilitate a series of three planning workshops that
will:
(1) Inform the participants about how other communities have addressed the issue
of growth under similar circumstances through a graphic and quantitative
presentation of relative Case Studies, highlighting at least three distinctive land
use patterns for consideration within the corridor. Results of the workshop will
include a summary of "likes" and "dislikes" (or choices) in terms of development
pattern, style, densities, and other aspects, based on a discussion and
explanation of potential consequences;
(2) Develop a set of guiding principals and planning parameters for future growth and
development related to land use, transportation, community facilities and other
elements, to be used as a guide in the evaluation of potential development
alternatives. Issues to be discussed include the concepts of open space linkages
and buffers; high density verses low density development; activity "nodes" vs.
"strip" development and other less concentrated forms; developer incentives;
building mass/lot coverage issues; and other related issues; and,
(3) Formulate a "vision" of what the corridor should look like, in terms of the
character, quality, scale, concentration or disbursement of future development;
the types and character of roadways that serve future development; and, the
types and location of community facilities to support future populations.
Workshops, which would be attended by members of the Technical Committee and
Client Representatives, will include brief introductions and presentations to provide
the necessary background for the participants, with the majority of each session
geared towards "round table" discussions of the selected topics, as well as "hands
on" preparation of a vision for the corridor.
Deliverables:
• Workshop 1: "Case Studies"
• Summary Memorandum: "Case Studies — Application to the Weld County
MUD Area"
• Workshop 2: "Guiding Principals and Planning Parameters"
• Summary Memorandum: "Guiding Principals and Planning Parameters"
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Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
• Workshop 3: Establishing the Vision"
• Summary Memorandum: "Establishing the Vision"
• Draft MUD Study- Chapter 5: Case Studies—Application to the Weld County
MUD Area
• Draft MUD Study - Chapter 6: Guiding Principals and Planning Parameters
• Draft MUD Study - Chapter 7: Establishing the Vision
Task 2: Public/Community Issues and Considerations
Prior to conducting the major research and analysis portions of the study, the
Consultant Planning Team will conduct one public meeting targeted at the general
public. The purpose of this meeting is to share information about case studies and to
solicit input on guiding principles and establishing the vision.
Deliverables:
• General Public Meeting Two— "Visioning"
• Summary Memoranda: "General Public Meeting Two Issues and Concerns"
Task 3: Client Coordination/ Project Update Meetings
The Consultant Planning Team will meet with the Client Team and its
representatives on a regular basis to ensure that the project goals and objectives,
timeframe, and identified products are being achieved, within the established and
approved budgets. It is anticipated that the following meetings will be required as
part of this Phase of the study:
• Project Coordination Meetings (2) —During the 2-month Phase B process, the
Consultant Planning Team will meet with the Client Team at designated
intervals to provide an update of planning activities completed, issues under
consideration, as well as to discuss findings to date, project schedules, and
other issues that might impact the success of the project. A Summary
Memorandum will be prepared after each of the Project Coordination
Meeting.
• Technical Committee Meetings — Although no specific Technical Committee
Meetings are anticipated as part of Phase B, it is expected that Committee
Members will participate in the three schedule workshops, and assist the
Consultant Planning Team in responding to technical questions from the
general public related to specific growth and development issues.
Deliverables:
• Summary Memoranda:"Project Coordination Meetings"(2)
Phase B —Assumptions
In order to complete the study efficiently and effectively, the following assumptions
are identified:
• Weld County staff will arrange for and schedule all three workshops
conducted under this Phase of the study, including announcements of time
and place, notification to land owners, and meeting set up, including
presentation equipment, refreshments, and other considerations.
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PHASE C: FRAMEWORK PLAN . . . What are our options?
Based on the information collected and evaluated as part of Phase A, and having established
Guiding Principals and Planning Parameters during the Phase B Visioning process, the
Consultant Planning Team will formulate up to three (3) Framework Plans that illustrate a range
of growth scenarios. Possible examples of framework plans that could be developed, but are
not limited to, are summarized below.
Task 1: Framework Plan A
The scenario differs from the Discovery Phase in that it considers a forecast of future
conditions, where the Discovery Phase only considers existing data as it relates to
the context of the study area. The Framework Plan A Scenario for future planning
within the Study Area is based on the vision adopted in Phase B. The following
assumptions are made under this Scenario but are not limited to: assumes a
"business as usual" approach. It is basod on the County's interest in maintaining
individual property rights and promotion-of its pro development accommodation,
while continuing "development pays its way"- policies. For the purposes of
formulating Framework Plan A, the following assumptions are made under this
Scenario:
• Recently approved projects and current applications for rezoning that are
officially under review by the County will be considered;
• Programming and yields for undeveloped lands will be based on recent (5-
year) historical development patterns, as documented by County assessors
records and building permit data;
• Business, industrial and commercial uses will be allocated primarily to areas
served by Interstate 25, and/or major and/or minor arterials, and rail; and
others consistent with those identified in the current MUD Corridor Plan;
• Residential uses will be allocated primarily to remaining areas;
• Land use and other recommendations in the County's current
Comprehensive Plan will be followed;
• No extraordinary incentives will bo put in place to attract now growth or
development to the area (beyond those in place today);
• Current levels of service and infrastructure. will be maintained , and
infrastructure improvements will be limited to those projects already identified
in the County's Capital Improvement Program;
• A "development pays its way"approach will bo assumed for new projects
where -additional infrastructure-and- services aro- required; no -County
participation in additional improvements to support new growth will be
mod;
• Existing Intergovernmental Agreements will continue in place, without intent
to modify; and, designated Areas of Influence for municipalities within the
Study Area will be recognized;
• Land projections for annexation into nearby municipalities will be based on 5-
year historical trends;
Some issues to be considered in reviewing and comparing this Scenario against
others include, among others:
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• How much additional growth can occur within the Study Area, given the
existing condition and capacity of the County's current infrastructure systems,
and at what point is that capacity met?
• What is the sustainable mix of land uses in place at the time the infrastructure
system capacities are met?
• What Guiding Principals and Planning Parameters are not addressed
successfully under this Scenario?
• What impact does such growth have on the following:
— Adequate Community Facilities
— Transportation Systems
— Utility Systems
— Open Space
— Agricultural Lands
— Potential Tax Base
Deliverables:
• Summary Memorandum: Framework Plan A
— Maps and map reductions along with supporting text and evaluation
matrices.
Task 2: Framework Plan B
The Framework Plan B Scenario for future planning within the Study Area is based
on the vision adopted in Phase B. assumes an aggressive and proactive approach to
growth and development. With this approach, Weld County would accelerate current
pro development initiatives, while off setting select -"development pays its way"
policies with publicly sponsored incentives. The following assumptions are made
under this Scenario, but are not limited to:
• Property re-zonings will continue to be permitted within the County to allow
for the development of business, commercial, industrial and residential land
uses;
• Recently approved and current development projects officially under review
by the County will be considered;
• Undeveloped land within the Study Area will be allocated into future land use
categories, based on projected market demand, by segment, as well as
current and anticipated development trends in the area; aggressive capture
rates will be established to determine the Land Use Program;
• Developer incentives will be put in place to attract growth and development;
• Weld County will fund trunk infrastructure and other improvements to address
growth impacts on transportation, water, sewer and other services required to
moot maximum growth projections;
• Existing Intergovernmental Agreements will be modified and/or expanded, as
needed, to provide required services;
• No Weld County land will be annexed into any municipality located within the
Study Area;
Some issues to be considered in reviewing and comparing this Scenario against the
other include, among others, the following:
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Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
• How much additional growth (beyond that identified in the Framework Pland
A Scenario) can occur within the Study Area, given an expanded capacity of
County systems?
• At what point in the future does the area reach its expanded capacity based
on existing infrastructure?
• What level of development would need to occur to justify the expense of
expanding select systems?
• What is the sustainable mix of land uses in place at the time the infrastructure
system capacities are met?
• What Guiding Principals and Planning Parameters are not addressed
successfully under this Scenario?
• What impact does such growth have on the following:
— Adequate Community Facilities
— Transportation Systems
— Utility Systems
— Open Space
— Agricultural Lands
— Potential Tax Base
Deliverables:
• Summary Memorandum: Framework Plan B
— Maps and map reductions along with supporting text and evaluation
matrices.
Task 3: Alternative Framework Evaluations and Comparative Analysis
Under this Task, the Consultant Planning Team will systematically evaluate and
compare both of the Framework alternatives, considering such factors as:
• Adequate Community Facilities
• Transportation Systems
• Utility Systems
• Open Space
• Agricultural Lands
• Fiscal Impacts, including:
Potential Tax Base
Costs of Infrastructure Improvements
Costs of Services
• Guiding Principals and Planning Parameters
• Results from Phase B Visioning
Task 4: Framework Plan C
The Framework Plan C Scenario is based on the vision adopted in Phase B. The
following assumption are made under this Scenario, but are not limited to:
(recommended scenario) will be a result of input obtained during the Discovery and
Visioning Phases, from participating stakeholders,-and from the-results of the
evaluation and comparison of Framework Plans A and B scenarios.- This Plan will
likely reflect a more balanced and fiscally prudent approach to future growth and
development, based on some or all of the following assumptions:
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• Recently approved projects and current applications for rezoning that are
officially under review by the County will be considered;
• Future land use programming will be based on projected market demand, by
segment, and development trends in the area;
• Reasonable capture rates will be established to determine a suitable Land
Use Program for undeveloped lands within the Study Area;
• Business, industrial and commercial uses will be concentrated within areas
identified in the current MUD Corridor Plan; however, modifications will be
made to the existing Plan to better reflect appropriate "nodes" of activity and
future infrastructure needs; appropriate densities; and, mix of uses;
• Development incentives will be put in place to attract new business to
designated activity "nodes" And promotion efforts coordinate with relevant
agencies;
• Current levels of service will be improved, and infrastructure improvements
made to meet the needs of long term development within the designated
activity nodes;
• A "development pays its way" approach will be assumed for now projects
where additional infrastructure and services are required;
• Existing Intergovernmental Agreements will be modified,-as-needed, to
address increased development densities in designated activity"nodes" and
to provide adequate community facilities;
• Designated Areas of Influence for municipalities within the Study Area will be
recognized;
• When it is economically justified, and able to meet the Guiding Principals and
Planning Parameters established earlier, Weld County land will be annexed
into any of the municipalities within the Study Area;
• Agricultural land within the Study Area will be designated for development
only if it meets the Guiding Principals and Planning Parameters established
earlier;
• Implementation tools, such as Transfer of Development Rights (TDRs) and
other"Smart Growth" tools will be established;
Some issues to be considered in refining and comparing this Scenario to the others
include
• How much additional growth (beyond that identified in tho Framework Plan A
Scenario) can occur within the Study Area?
• At what point in the future does the area reach its Framework Plan C growth
level?
• What is the sustainable mix of land uses in place at that time?
• What Guiding Principals and Planning Parameters are not addressed
successfully under this Scenario?
• What impact does such growth have on the transportation systems, including
highways and arterials and transit
• What impact does such growth have on the following:
— Adequate Community Facilities
— Transportation Systems
— Utility Systems
— Open Space
— Agricultural Lands
— Potential Tax Base
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Deliverables:
• Summary Memorandum: Framework Plan C
- Maps and map reductions along with supporting text and evaluation
matrices.
• Draft MUD Study - Chapter 8: Framework Plan
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Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
Task 5: MUD Public Workshops
As part of this Phase, the Consultant Planning Team will conduct a series of MUD
Public Workshops (3) with the general public to review and discuss each of the
Framework Alternatives, the comparison and evaluation of each. and the resulting
Framework Plan C MUD recommendation. Comments and input from the first two
meetings will be taken into consideration as part of the formulation of the Framework
plans.
Deliverables:
• Summary Memoranda of Public Workshops (3)
Task 6: Client Coordination/ Project Update Meetings
The Consultant Planning Team will meet with the Client Team and its
representatives on a regular basis to ensure that the project goals and objectives,
timeframe, and identified products are being achieved, within the established and
approved budgets. It is anticipated that the following meetings will be required as
part of this Phase of the study:
• Project Coordination Meetings (4) — During the 4-month Phase C process,
the Consultant Planning Team will meet with the Client Team at designated
intervals to provide an update of planning activities completed, issues under
consideration, as well as to discuss findings to date, project schedules, and
other issues that might impact the success of the project. A Summary
Memorandum will be prepared after each of the Project Coordination
Meeting.
• Technical Committee Meetings — Three (3) meetings with the Technical
Committee are programmed for Phase C as part of the Alternative
Framework Plans formulation, and the evaluation and comparison of each.
Summary Memorandum will be prepared after each of the Project
Coordination Meeting.
Deliverables:
• Summary Memoranda of Client Coordination/Project Update Meetings (7)
Phase C—Assumptions
In order to complete the study efficiently and effectively, the following assumptions
are identified:
• Weld County staff will arrange for and schedule all General Public workshops
conducted under this Phase of the study, including announcements of time
and place, notification to land owners, and meeting set up, including
reservation of meeting space, presentation equipment, refreshments, and
other considerations.
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Weld County, Colorado Proposed I-25 Mixed Use Development Study Scope of Work
PHASE D: IMPLEMENTATION RECOMMENDATIONS . . . How can we
make it happen?
After formulation and refinement of the preferred Framework Plan C Alternative, the Consultant
Planning Team will prepare recommendations for an Implementation Strategy that will assist
Weld County update and refine their current MUD Plan Guidelines and to identify potential
catalyst projects (or future development and/or redevelopment areas). An Action Plan will also
be prepared outlining a list of actions along with a corresponding role, responsibility, and
timeframe under which the action needs to be accomplished. Potential recommendations in the
Action Plan might include infrastructure improvement projects, development and/or
modifications to planning policies, creation or expansion of Intergovernmental Agreements,
recommendations for technical studies, modifications to prevailing impact fee structures, and/or
other projects, policies and programs determined essential to achieving the goals and objectives
of the preferred Framework Plan C. Specific Tasks under this Phase include:
Task 1: Recommendations for Updates to Existing MUD Guidelines
A comprehensive evaluation of the existing MUD plan will be undertaken to ensure
that the findings and conclusions of this study are reflected in the Guidelines, and
that those Guidelines no longer applicable are recommended for elimination. This
update will include revisions to maps, regulations, and policies.
Deliverables:
• Draft MUD Study - Chapter 9: Recommended MUD Guidelines Update
Task 2: Prioritization of Catalyst Projects
A major product of this effort will be to identify geographic areas, signature projects,
and/or capital improvement projects that will provide a catalyst for advancement of
the plan. The Consultant Planning Team will work with stakeholders and County
representatives early in the process to identify a list of criteria by which these catalyst
projects will be selected. Presentation and refinement of the catalyst projects will be
completed in the context of preparing the preferred Framework Plan C. During this
phase, the Consultant Planning Team will present specific recommendations related
to implementation of the catalyst projects. These recommendations will serve as
catalyst project-specific actions which will work in parallel with the broader
recommendations presented in the Action Plan.
Deliverables:
• Draft MUD Study - Chapter 10: Recommended Catalyst Projects
Task 3: Recommended Action Plan
A 5-, 10- and 15-year Action Plan will be prepared delineating a phased approach for
the delivery of services, expansion of infrastructure, and refinement of policies.
Agency, department, public and private roles and responsibilities will be identified for
each action, along with potential funding sources, timeframes and other specific
details. This information will be provided in a matrix format to be used in conjunction
with the Weld County Comprehensive Plan by the County Commissioners and
Planning Staff and as a reference for future planning decisions impacting growth and
development within the County.
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Deliverables:
• Draft MUD Study - Chapter 11: Recommended Priority Action Plan
Task 4: Client Coordination / Project Update Meetings
The Consultant Planning Team will meet with the Client Team and its
representatives on a regular basis to ensure that the project goals and objectives,
timeframe, and identified products are being achieved, within the established and
approved budgets. It is anticipated that the following meetings will be required as
part of this Phase of the study:
• Project Coordination Meetings (3) — During the 3-month Phase D process,
the Consultant Planning Team will meet with the Client Team at designated
intervals to provide an update of planning activities completed, issues under
consideration, as well as to discuss findings to date, project schedules, and
other issues that might impact the success of the project.
• Technical Committee Meetings — Two (2) meetings with the Technical
Committee are programmed for Phase D as part of the MUD Implementation
formulation.
Deliverables:
• Summary Memoranda of Project Coordination / Technical Committee
Meetings (5)
• Final MUD Study— Chapters 1 through 11
Phase D - Assumptions
In order to complete the study efficiently and effectively, the following assumptions
are identified:
• Since comments on individual chapters of the study will have been addressed
during each study phase, only one iteration of the draft final MUD study will
be prepared at the conclusion of Phase D. This assumes that the Consultant
Planning Team is responsible for grammatical quality of the document.
• 50 hard copies and 5 CD versions of the draft final MUD study with all
chapters, maps, and supporting information will be provided to Weld County
at the conclusion of Phase D.
• Weld County will be responsible for incorporating all comments from
stakeholders on the draft final version of the MUD study. Weld County will
provide the Consultant Planning Team with an electronic copy of the final
MUD Study for final reproduction. 50 hard copies and 5 CD versions of the
final version will be submitted by the Consultant Planning Team.
• The Consultant Planning Team will provide technical support to Weld County
during their preparation of the final MUD Study as needed. This support is
not included in the current scope and budget, but is assumed to involve no
more than 16 hours. Should increased support be required, additional budget
will be necessary.
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Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
• Weld County will be responsible for obtaining local municipality and County
Commissioner approval of the final MUD study. Update of the actual MUD
plan and Weld County Commissioner approval is not included in this scope of
work.
• Similarly, changes to existing Intergovernmental Agreements (IGAs) as the
result of recommendations in this study are not included in this scope of work.
September 20, 2005 Page 20 of 21
Weld County, Colorado Proposed 1-25 Mixed Use Development Study Scope of Work
PROPOSED SCHEDULE
During kick-off activities proposed for Phase A, a detailed schedule of all study activities will be
prepared in a Microsoft Project format. This will allow updates and project changes to be
regularly schedule and communicated with the Client team. The schedule assumes that on
phase will be completed prior to beginning the next. Although, there may be some opportunities
to begin some tasks early based on overall project development. Assuming project initiation will
occur by October 1, 2005, the tentative schedule based on phases includes:
Phase Task _ Approximate Timeframe
Discovery (4 months 1 - Background October and September, 2005
total) 2— Public/Community Issues September and November, 2005
3 — Market Evaluation September and November, 2005
4— Existing Conditions December, 2005
5 - Client Coordination On-going - -
Vision (2 months total) 1 - Interactive Workshops January, 2006
2 —General Public Meetint February, 2006
3 — Client Coordination On-going
Framework Plan (4 1 — Status Quo Plan March, 2006
months total) 2 — Maximum Growth Plan March, 2006
3 — Evaluation and April, 2006
Comparative Analysis
4— Preferred Plan April, 2006
5 — MUD Workshops May and June, 2006
6 — Client Coordination On-going --
Implementation 1 — Update Guidelines June, 2006
Recommendations 2— Prioritization of Catalyst July, 2006
3—Action Plan August, 2006
4— Client Coordination On-going
September 20, 2005 Page 21 of 21
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