HomeMy WebLinkAbout20053085.tiff WINDSOR
Town of Windsor Planning Department
301 Walnut Street, Windsor, Colorado 80550
Phone 970/686-7476 Fax 970/686-7180 ° -
COLO
Transmittal
Date: October 7, 2005 Page 1 of 1
To: Weld County Clerk and Recorder
From: Scott Ballstadt, AICP
Senior Planner
Subject: South Hill Annexation Revised Master Plan
The enclosed information is forwarded in order to update file information for the South Hill
Annexation Master Plan, which was originally sent on August 19, 2003.
Please review the information and return any comments to the Town of Windsor planning
department, at the above address.
Please feel free to call the Planning Department if we can be of assistance with any questions that
you might have.
Thank You.
Lk. Y3<.ti be-L
2005-3085
0c '. V L Cllr CO
/0 - i7 -cam
•
TOWN OF WINDSOR PLANNING DEPARTMENT
301 Walnut Street
Windsor, Colorado 80550
Phone: 970/686-7476 Fax: 970/686-7180 Project No.
LAND USE APPLICATION FORM
Land use applications shall include all items listed in the application submittal checklist and the
Town of Windsor Planning Procedures Manual. The Town of Windsor Planning Department
reserves the right to re&useto accept incomplete submittals. Please see the Town's Planning
Procedures Pan uakfor-submttt .requirements.
APPLICATION TYPE: STATUS:
)X ANNEXATION Preliminary
X MASTER PLAN X Corrections to Staff Comments
REZONING Final
MINOR SUBDIVISION Fast track (original submittal)
MAJOR SUBDIVISION Fast track (resubmittal with
SITE PLAN corrections)
ADMINISTRATIVE SITE PLAN
Qualified Commercial or Industrial
(Fast Track) SITE PLAN
PROJECT NAME:Sou+h H ill Annevalrovi f Maser P/an
LEGAL DESCRIPTION:
PROPERTY ADDRESS (if iavailable):
PROPERTY OWNER: t -(i 1rat' Ni-eS1I'1\ U-r--9 q,4
Name: Wafer Overlook /nvesfrnen'.i LLC
Address: l/oZS Pelican LaKes Poi # Windsor Ca gosS0
Primary Phone #: q7(p-(ogto -sS2se Secondary Phone #:
Fax#: g7o - !o ge - 276 E-Mail:
OWNER'S AUTHORIZED REPRESENTATIVE:
Name: Lathy /t4a-fhis
Address: 1/F R.' 1cy Associafts 401 G1. Mounictin Ave. Suite 201
Primary Phone #Pg7b- 724-6s-72 I Secondary Phone #: F. Collins CO
Fax#: 170-724 - /lo ,, 2 E-Mail: $0521
All correspondence will only be sent to the owner's authorized representative. It is the
sole responsibility of the representative to redistribute correspondence to the owner and
other applicable parties, i.e. engineers, architects, surveyors, attorneys, consultants, etc.
I hereby =•o and state under the penalties of perjury that all statements, proposals, and/or plans
submit!, % wit ontained within 'application are true and correct to the best of my knowledge.
rl -
/to - ZOOS
Signa r-• 0 •neror $ ner s Au horized Representative* Date
*Proof of owner's authorization is re uired with submittal if signed by Owner's Authorized Representative.
Project No.
FOR PLANNING DEPARTMENT USE ONLY
Application fee: $ Application checked by:
Ap. received date: Date application checked: complete I rejected
GENERAL APPLICATION OVERVIEW
EXISTING ZONING: E' 2-
PROPOSED ZONING: RMI1 ' Gereral d- Ne fq(7,borhn.,cJ
TOTAL ACREAGE: 27(.. 7 AG C,ornMe ructJ
TOTAL # OF PROPOSED LOTS: tom- 3OO - &O0
AVERAGE LOT SIZE: . , 8 coo a n •N'
MINIMUM LOT SIZE: -
TOTAL # OF PROPOSED PHASES:
ACREAGE PER PHASE: -
LOTS PER PHASE:
PARKLAND (sq. ft. & acreages): q.0 AC
PARKLAND (public or private) 9. D At Pu h/ice
IRRIGATION WATER (potable or non-potable) Mon-Potable.
UTILITIES TO IWirP,RO 44E ncn ri-a.1o '
WATER: Tocsin o f W'i'n cl car-
SEWER: Town o f Windsor
GAS:
ELECTRIC:
PHONE:
IF THI$..(Sta,FINAL'APp`JdA 2t5 *MIT% TALS bF H p:EOiLLOWING IN
LINEAR`F�'ET(us ten '~ `� r." a ,;
PUBLIC STREETS (break down by classificattd`/Wid :
PRIVATE STREETS (break down by classification/widh)t `"
TOTAL STREETS (break down by classification/width):
WATER LINES (break down by line sizes): >• ,; i,!.�
PSE ,LINENS r 41,,tt r ling StheS):. .,.,:rs '• ,, i-e ,e. 1,
c?Ct1tR:
SIDEWALK:
OPEN SPACE (not to include detention areas) in sq ft & acres:
TRAIL EASEMENTS (break down by width):
> Developed trail (break down by width, depth & material):
➢ Undeveloped trail (break down by width, depth & material):
FOR PLANNING DEPARTMENT USE ONLY
Applicable Corridor Plan:
Metropolitan"District:
PROCEDURAL GUIDE-SITE PLAN
ANNEXATION PETITION
SOUTH HILL ANNEXATION
(I, We) the landowner(s) of more than 50% of the territory, excluding public streets and
alleys, described on "Exhibit "A" hereto containing 276.727 acres more or less, allege the
following to be true and correct:
The perimeter of the proposed annexation has a distance of 21,326.34 feet, of which
14,481.08 feet are contiguous to the existing TOWN limits of the TOWN OF WINDSOR. A
minimum of 1/6 of the perimeter of the proposed annexation is contiguous to the TOWN
OF WINDSOR.
We further allege:
1. It is desirable and necessary that said territory be annexed to the TOWN OF
WINDSOR.
2. A community of interest exists between the said territory and the TOWN OF
WINDSOR.
3. Said territory is urban or will be urbanized in the near future.
4. Said territory is integrated or capable of being integrated with the TOWN OF
WINDSOR.
5. No land held in identical ownership is divided into separate parcels unless the
owner of said tract has consented in writing or joins in this Petition.
6. No land held in identical ownership comprises 20 acres and together with
improvements had an assessed valuation in excess of $200,000.00 in the year
preceding the filing of this Petition.
7. No proceedings for annexation of the territory have been commenced for
annexation to another municipality.
8. The signers hereof comprise the landowners of more than 50% of the territory
proposed to be annexed exclusive of streets and alleys, and are in fact owners of
100% of the hereinafter described property.
Therefore, the undersigned hereby request that the TOWN OF WINDSOR approve the
annexation of the area described above and do herewith pay the required fees.
In addition to the annexation, the undersigned request the zoning of Residential Mixed
Use and Neighborhood & General Commercial for the above described property.
Date Owners Signature Mailing Address
27 Or Fish Frye Inves ents, LLC 1625 Pelican Lakes Point
Suite 201
By: Windsor, CO 80550
Mart n in , Manager
EXHIBIT "A" LEGAL DESCRIPTION
SOUTH HILL ANNEXATION
PROPERTY DESCRIPTION
South Hill Annexation Parcel A
A parcel of land located in the North One Half (N1/2) of Section Five (5), Township Five North
(T.5N.), Range Sixty-seven West (R.67W.) and a part of the South Half (S1/2) of Section Thirty-
two (32) and a part of the Southwest Quarter (SW1/4) of Section Thirty-three (33), Township Six
North (T.6N.), Range Sixty-seven West (R.67W.), Sixth Principal Meridian (6th P.M.) and more
particularly described as follows:
COMMENCING at the East Quarter Corner of said Section 32 and assuming the North line of the
SE1/4 of said Section 32 as bearing South 89°37'45" West, being a Grid Bearing of the Colorado
State Plane Coordinate System, North Zone, North American Datum 1983/92, a distance of
2380.83 feet with all other bearings contained herein relative thereto:
THENCE South 89°37'45"West along the North line of the SE1/4 of said Section 32 a distance of
645.77 feet to the Westerly line of South Gate Annexation No. 2 and the TRUE POINT OF
BEGINNING;
THENCE South 49°40'46" East along the Westerly line of South Gate Annexation No. 2 a
distance of 273.21 feet to the Northwest Corner of South Gate Annexation No. 3;
The next Five (5) courses and distance are along the Westerly lines of said South Gate
Annexation No. 3
THENCE South 49°43'36" East a distance of 900.10 feet to a Point of Curvature;
THENCE along the arc of a curve concave to the Southwest a distance of 198.14 feet, said curve
has a Radius of 295.00 feet, a Delta of 38°29'03" and is subtended by a Chord bearing South
30°29'05" East a distance of 194.44 feet to a Point of Tangency;
THENCE South 11°14'33 East a distance of 1367.39;
THENCE South 04°0T26 East a distance of 391.99;
THENCE South 05°12'17" West a distance of 30.73 feet to the South Right of Way (ROW) line of
Weld County Road No. 62 (WCR#62);
THENCE South 89°23'15" West along the South ROW line of WCR #62 a distance of 2732.88
feet;
THENCE South 89°2327" West continuing along the South ROW line of WCR #62 a distance of
114.61 feet to the West line of a parcel of land described in Reception No 3067075 of the
Records of Weld County;
THENCE North 00°22'05"West along said West line and along the prolongation of said West line
a distance of 2709.20 feet to the North line of the SE1/4 of said Section 32, said North line being
coincident with the South line of the Hilltop Annexation to the Town of Windsor;
THENCE North 89°37'45" East along the South line of said Hilltop Annexation a distance of
1579.09 feet to the Westerly line of South Gate Annexation No. 2 and the TRUE POINT OF
BEGINNING.
Said parcel contains 156.269 acres more or less (±).
PROPERTY DESCRIPTION
South Hill Annexation Parcel B
A parcel of land being a part of the North One Half (N1/2) of Section Four (4), Township Five
North (T.5N.), Range Sixty-seven West (R.67W.) and a part of the South Half (S1/2) of Section
Thirty-two (32) and a part of the Southwest Quarter (SW1/4) of Section Thirty-three (33),
Township Six North (T.6N.), Range Sixty-seven West (R.67W.), Sixth Principal Meridian (6th
P.M.), County of Weld, State of Colorado and being more particularly described as follows:
BEGINNING at the East Quarter Corner of said Section 32 (said East Quarter Corner also being
the Southwest corner of Water Valley Hillside Annexation) and assuming the North line of the
SE1/4 of said Section 32 as bearing South 89°37'45" West, being a Grid Bearing of the Colorado
State Plane Coordinate System, North Zone, North American Datum 1983/92, a distance of
2380.83 feet with all other bearings contained herein relative thereto:
The next Three (3) courses and distances are along the Southerly and Westerly lines of Water
Valley Hillside Annexation recorded as Reception No. 3142790 of the Records of Weld County:
THENCE North 89°02'54" East a distance of 735.02 feet;
THENCE South 46°54'14" East a distance of 1393.66 feet;
THENCE South 75°47'45" East a distance of 1175.02 feet to the Westerly line of the Poudre Tech
Center Annexation to the Town of Windsor;
The next Two (2) courses and distances are along the Westerly line of the Poudre Tech Center
Annexation to the Town of Windsor:
THENCE South 14°32'41" East a distance of 1349.40 feet to the Easterly line of the SW1/4 of
said Section 33;
THENCE South 07°39'07" East along said Easterly line a distance of 99.73 feet to the South line
of the SW1/4 of said Section 33;
THENCE South 00°39'24" East a distance of 30.00 feet to the South Right of Way (ROW) line of
Weld County Road No. 62(WCR#62);
THENCE South 89°20'36" West along the South ROW line of WCR #62 a distance of 1288.57
feet to the Easterly line of the South Gate Annexation No. 3; The next Six (6) courses and
distances are along the said South Gate Annexation No 3:
THENCE North 04°50'28" East a distance of 60.28 feet to the North ROW line of WCR#62;
THENCE South 89°20'36"West along said North ROW line a distance of 1260.17 feet;
THENCE North 04°07'26"West a distance of 369.90 feet;
THENCE North 11°14'33"West a distance of 1371.12 feet to a Point of Curvature;
THENCE along the arc of a curve concave to the Southwest a distance of 238.44 feet, said curve
has a Radius of 355.00 feet, a Delta of 38°29'03" and is subtended by a Chord bearing North
30°29'05" West a distance of 233.99 feet to a Point of Tangency;
THENCE North 49°43'36" West a distance of 900.10 feet to the Southeast corner of the South
Gate Annexation No 2;
THENCE North 49°43'36" West along the Easterly line of the South Gate Annexation No 2 a
distance of 203.58 feet to the North line of the SE1/4 of said Section 32 and the South line of the
Water Valley Ridge Annexation;
THENCE North 89°37'45" East along the North line of the SE1/4 of said Section 32 and the South
line of the Water Valley Ridge Annexation a distance of 554.00 feet to the West line of said Water
Valley Hillside Annexation and the POINT OF BEGINNING.
Said parcel contains 120.458 acres more or less (t).
"t5
RipleyAssoCIATE5 1NO
Landscape Architecture Urban Design Planning
South Hill Annexation, Amended Master Plan and Zoning
Statement of Community Need
September 27, 2005
Fish Frye Investments, LLC is requesting annexation of the South Hill Annexation and Master
Plan to the Town of Windsor. The area contains 276.7 acres and is located north of Crossroads
Boulevard (Weld County Road 62), on either side of Weld County Road 17.
Community Need
The Town of Windsor is in need of land that can be developed for housing to meet anticipated
future demand. The Town has experienced rapid growth during the 1990's and early 2000's as
a result of increased employment opportunities and its reputation for providing a high quality of
life.
The Town prepared a Comprehensive Plan to guide future decision making by Town officials
such that sound planning principles will direct the nature of future growth and development.
Land within the Town limits that can meet future housing demand and that is consistent and in
compliance with the Comprehensive Plan is needed; the degree to which the proposed South
Hill Annexation will do this is presented below.
Project Description
The majority of the 276.7-acre site (248.54 acres) will be residential and open space. 28.16
acres are proposed to be commercial, generally located at the intersection of Crossroads
Boulevard and County Road 17. The numbers of residential units vary and are consistent with
the appropriate densities of the RMU district. The new master plan provides 95 acres of open
space that will remain in its native state (bluff land and wetlands). In addition there will be open
space within the land use tracts in the form of green belts, a public park and drainage areas.
The property is located within the Town of Windsor Growth Management Area and is eligible for
annexation based on contiguity.
According to the Comprehensive Plan, the property should be zoned High Density Estate Single
Family Residential, E-2 zoning. The applicant is aware of the current Land Use Plan Map
designation, however, we would like to demonstrate that because of changing conditions in the
south Windsor area, particularly along Crossroads Boulevard, an E-2 zoning designation would
not be appropriate or desirable for the property. Therefore, we are requesting a combination of
RMU and General and Neighborhood Commercial zoning.
The proposed amended master plan provides up to 600 dwelling units, located both east and
west of WCR 17. There are 41 single family lots proposed along the ridgeline. These lots are
approximately 80' x 120'. The homes will be tucked into the hillside, and the architecture will be
similar to Santa Fe or Taos, utilizing low, flat rooflines and materials that are sensitive to the
surrounding natural environment. We believe that the visual impact of these homes will be
Phone 970.224.5828 Fax 970.224.1662
401 West Mountain Ave.Suite 201 1
Fort Collins,CO 80521-2604
vtripley com
minimal. The remaining residential densities will be anywhere from 2 du/acre to 15 du/acre,
with an overall gross density of 2.4 du/acre.
Walking trails will be provided throughout the property allowing access along the ridgeline and
linking this development to the Water Valley South community and the overall Windsor trial
system. There will be a 9-acre dedicated public park located adjacent to the wetlands and open
space areas.
A neighborhood center is proposed at the northeast corner of the realigned Crossroads
Boulevard and WCR 17. This center would provide a sense of community and place for the
neighborhood, as well as providing amenities for resident enjoyment and convenience. The
neighborhood center could contain such uses as restaurant and small eating establishments,
small professional offices, small service-oriented shops, a small specialty grocery store, church
or daycare. A small office park is planned on the north side of the site, east of WCR 17. This
office park would tie into the proposed restaurant/clubhouse/ski lodge that is proposed on the
south end of the new golf course.
As in the previous master plan, relocation of Weld County Roads 62 and 17 to the north has
been conducted by Weld County in order that the offset intersection that had existed could be
eliminated with existing wetlands protected. The northward shift of WCR 62 west of WCR 17 to
align with that portion of WCR 62 east of the intersection results in an isolated 3-acre parcel of
land. This parcel is ideal for a convenience store and a new Town of Windsor Fire Station.
Town of Windsor water is located along the northern boundary of the property. Future sanitary
sewer service will be provided via a regional lift station to be constructed south of the Poudre
River and just east of Highway 257, approximately one mil east of the property's southeast
corner. Sufficient water for potable and non-potable development uses exists with the property.
Consistency with Comprehensive Plan
Commercial Land Use Goals. The master plan provides up to 160,000 sq. ft. of commercial
uses that will help reinforce Windsor's tax base. In addition, the neighborhood center will
provide the mix of commercial, residential and recreational uses that are encouraged in the
RMU zoning district.
Housing Goals. The proposed master plan promotes housing consistent with that envisioned
in RMU zoning district standards, with a variety of densities that will provide a diversity of
housing styles and prices.
Annexation Goals. The proposed annexation will provide a logical extension of the Town
boundaries due to its contiguity along its entire north property line with the Town of Windsor.
Overall Land Use Goals. The propose annexation will continue a well-balanced land use
pattern begun by Water Valley and Pe ican Hills immediately to the north such that the
extension of public services and facilities can be provided efficiently. Housing is proposed on
the master plan n a way that will maintain open space. Nearly 35% of the property will be set
aside as open space, parkland, buffers and drainageways.
2
•
Residential Land Use Goals. The master plan proposes a neighborhood and community plan
that will protect the character and quality of the Windsor area.
Environmental Resource Goals. The two primary existing ecosystems that exist on the site,
the bluff land and the drainageway and wetlands areas will be preserved. No development is
proposed for the areas. The existing drainageway will be maintained so that off-site flood flows
will be conveyed.
Public Utilities and Drainage Goals. The proposed master plan includes plans for potable
water, non-potable water and sanitary sewer. The property has adequate Colorado-Big
Thompson shares for supplying potable water and Lake Loveland and Greeley-Loveland water
shares that can be used for non-potable water supply.
Transportation Goals. Right-of-way will be dedicated for the fully anticipated build-out of WCR
62 and 17. WCR 17 provides ready access to the center of the Town and south to Highway 34.
WCR 26 (Crossroads Boulevard) provides a safe and efficient connection to both 1-25 and the
city of Greeley. The on-site traffic circulation will accommodate vehicular, pedestrian and
bicycle traffic. The proposed neighborhood center, office, and commercial uses will provide
amenities for neighborhood services, helping to make the project a walkable community, and
thus decreasing vehicle trips to the center of Town.
Parks, Trails and Open Space Goals. Wetland and bluff open space on the property will be
maintained and corridors to these areas will be provided to encourage pedestrian connection
and to maintain views of or over these resources. A 9-acre dedicated public neighborhood park
will be provided and a system of sidewalks and trails will promote foot traffic throughout the
community and connect the various park and open space lands.
3
LARGE MAPS AVAILABLE
FOR
VIEWING
AT THE CLERK TO THE BOARD'S
OFFICE, IN THE PUBLIC REVIEW FILE.
Hello