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Home My WebLink About20042678.tiff rkisk Of 14 � ptiz Setae, efient TOWN HALL ~ � ~" 128 N.SECOND ST. LASALLE, CO 80645 • (970)284-6931 FAX(970)284"6983 • • August 23, 2004 Don Carroll Weld County Public Works Department 1111 - H Street Greeley, Colorado 80631 RE: Proposed Annexation Dear Mr. Carroll: The Town of LaSalle is in receipt of an annexation petition for a parcel of land located north of County Road 394 and east of LaSalle's 1st Avenue. The referral process has been delayed due to some indecision on the part of the petitioners. However staff feels the town requires additional input now prior to setting of the annexation schedule. This project was introduced last year through a very preliminary concept review, at which time several questions were raised. Questions centered upon development within a flood plain, provisions for town services and the inclusion of the portion of County Road 394 adjacent to the property. The inclusion of County Road 394 remains one of the primary concerns to the Town of LaSalle. Fiscal impacts of the inclusion of this road are difficult to forecast without a more clear understanding of county policies. Town Engineer, Reid Bond has relayed county policy which require the town assume operation and maintenance responsibility for roads adjacent to any annexed property. Obviously this issue is of concern to town officials. There is an anticipated increase in heavy traffic on County Road 394,with the proposed ethanol plant and other developments west of this location. The economic burden with operational and maintenance costs associated with County Road 394 will not be offset by any income generated from the annexation of the proposed site. Proposed land use appears to have the property remain agricultural in nature. The current intergovernmental agreement with Weld County indicates in Section 4. Annexation, the municipality will annex the full width of each county road right of way contiguous to newly annexed property unless such road serves primarily county properties rather than existing or newly annexed municipal properties. Since the use of County Road 394 will not be altered by this annexation it is staffs position that we annex only the portion of County Road 394 necessary to create contiguity. pa o�-oy 2004-2678 Proposed Annexation Page 2 of 2 Prior to the town proceeding with the annexation process we feel it would be mutually beneficial for additional input from Weld County. Therefore your input would be greatly appreciated,if possible by September 10`h. Future concerns and impacts to County Road 394 are topics of discussion we would like to open. Any additional information or interpretations, regarding county policies could assist us in our approach to this pending annexation. Feel free to contact me at any time to further discuss this matter, or please submit your conclusions in writing for future reference. Sincerely, Carl L. Harvey Operations Director Enclosures - Project Summary Concept Plat Weld County IGA - Page 5 cc: Board of County Commissioners County Attorney r. _ , . LASALLE I A TI 7 NNEXA ON I THE PAEDE REDERI N ON ASL4 LC D£ANN££R£DCAPEARC ASE{ PG}yEP,LANDSCAPE ARCN?£CI CONCEPT PLAN 7711 DLROOR`DRIVE WLNDSOR,COLORADO 80220 (970)686-0100 BEING A PART OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 31, VICINITY MAP TOWNSHIP 5 NORTH,RANGE 65 WEST OF THE 6TH P.M. /f rW. r f it Q�P� TOWN OF LASALLE,COLORADO WELD COUNTY -cc.. N �EC } � R BUILDERS, --, 5oU�N { zazl eemmcTon sneer sO° FORT COLLINS,COLORADO 80525 X . ,.,.:. ,,_' .t sof PROJECT SITE . ._ K2 +W�."� e S O y , I WELD COUNTY AGRICULTURE I y _m'” - ` # . Y LOWER LATHAM DRAIN 1 L t & I / 0FN / ,.+i'j —. WELD COUNTY AGRICULTURE / 3f I. ' t k I ! � v I. Ucdfi aTCI'0019?7WiB11mmcrfloc1vxrv(tnnriopo.so) ., d _ C F G PARCEL 2 N I o w Q . SITE DATA ! 18.167 ACRES = F" 5 .1. PROPOSED ZONING: 3 w o� a" TOTAL ANNEXED AREA: 19.168 ACRES A AGRICULTURAL 1 = z w F TOTAL SITE AREA n.65 ACRES ,4 Z TOTAL 594 R.o.W 1558 ACRES . W EOSINS ZONING. WELD COUNTY AGRICULTURAL 60hpek OIL&GAS O r+ Tin Cm) RPOR:SION e WELD COUNTY AGRICULTURE W Q ''... PROPOSED ZONING j4tnt `� - m 1' a Ga © PARCEL 1: R-1 RESIDENTIAL 1.�I ACRES cn 0 U PARCEL 2 A.G.AGRICULTURE 18.167 ACREScon x lg SERVICE DISTRICTS o 7 o \ \Y -\ LO F SEWER SERVICE ON-SITE SEPTIC SYSTEM WELO COUNTY AGRICULTURE Eez ,,PETINF,OIL&GF5 'j 1 WATER SERVICE CENTRAL WELD COUNTY WATER DISTRICT CORPORATION E. SCHOOL DISTRICT: WELD COUNTY RE-1 PRODUCTION FACILITY En 0 FIRE LASALLE FIRE PROTECTION DISTRICT d' o / ie POLICE LASALLE POLICE DEPARTMENT ELECTRIC: PUBLIC SERVICE COMPANY PARCEL 1 40 I NATURAL GA.5: GREELJY GAS /-/" TELEPHONE U.S.WEST 1.001 ACRES / /" PROPOSED ZONING: / R1-RESIDENTIAL HAZARD AREAS *r ----- �39A FLOOD PLAIN: YES.(FEMA 080266 077500638C) n'�/RO P9 EXISTING RESIDENCE I /'�� ' WILDLIFE AND LOWER LATHAM DITCH/S.PLATTE ( * /COQ Do NATURAL AREA: RIVER 8 I �,jOLD '° I "/ wisionl Da 20 ACCESS EA5EM "/ ENT_.I /" " WELD COUNTY AGRICULTURE WELD COUNTY AGRICULTURE _- EASr /" - sale SOUTH Nr+ ... ` SE COR. SEI/A, NV. 1/4 SEC. 31 30/FOUND *6 REBAR V. 31/4' Al. CAP STAMPED LS. 22098 m 1 7 .!Le i "FsMAY,2004 Of T LL �epm Bs n m 100 mo \ LaSalle 17 Annexations 1, 2, 3, 4 & 5 Project Summary Patriarch Development, LLC May 2004 SECTION 1: PROJECT VISION The Type of Development The 17-acre LaSalle 17 Property is currently outside the Town of LaSalle limits and zoned "A"— Agricultural as designated by the Weld County Land Use Code. This application requests annexation and rezoning to R-1 Residential, for a 1-acre parcel, and 1-Agricultural for the remaining 16-acres. No new development is proposed at this time. The applicants wish to annex, rezone and subdivide the property into 2 parcels for the purpose of sales to 2 potential buyers. The property is not eligible for subdivision and zoning under the current Weld County Land Use Code. There is a single existing residence on the property. The remaining portions will remain in agricultural uses for the foreseeable future. Your Goals for this Project The applicants wish to annex and rezone the property for the purpose of sale of the property to potential buyers. The property is not eligible for subdivision and zoning under the current Weld County Land Use Code. There is an existing residence on the property. The remaining portions of the property will remain in agricultural uses for the foreseeable future. What is special about your project? The property is situated just north of Highway 394 and borders the Platte River on its northern boundary. Annexation will connect the Town of LaSalle with the Platte River Corridor. This will provide for open space and future passive recreation potential for the citizens of LaSalle. Because the parcel is largely in the flood plain, development potential for the site is limited, and would remain as an open or low-density buffer for the LaSalle northern boundary. SECTION II: COMMUNITY CRITERIA Figure I:Site Context within the Primary Growth Boundary Growth of the Town 1. What is the size of your development (i.e. number of proposed units) and your development schedule? 1 G2.2 "New development should occur at a rate and scale that allows it to be integrated into the community. " H1.2 "Maintain and develop quality residential environments in LaSalle which incorporate design elements that will preserve the small town atmosphere. " No new development is planned as a result of this annexation, rezone and minor subdivision request. However,the rezoning designations will allow for certain development to occur as a use by right per the LaSalle Development Code. Approximately 1-acre of the property has an R-1 residential zoning request. There is currently a single residence that exists on the property. With an R-1 zoning designation, 5 dwelling units would be allowed on the property as a use by right. The development potential for this 1-acre parcel is further limited by the availability of municipal sewer service, which would be required with any new development on the property. The property is also partially situated within a 100-year flood plain, which also limits the development potential of the property. The remaining 16-acres of the property has an A-Agricultural Zoning request. The minimum area per residence is 5-acres. Therefore, the parcel has potential for 3 dwelling units as a use by right. Development potential on this property is further limited by the flood plain and suitable soil conditions for construction. 2. Please describe the land uses surrounding your property. How will you ensure your project is compatible with these uses? G2.3 "New development proposals should be compatible with adjacent land uses". Surrounding Land Uses include the Flood Plain and bottomlands associated with the South Platte River. Agricultural uses exist on the on the east, west and south sides of the property. Because no new development is proposed with this application, and new development is not expected in the foreseeable future, the project will remain compatible with the surrounding properties and uses. Context: The proposed parcel is within the Primary Urban Growth Boundary, located directly north of Weld County Road 394. This annexation will open up opportunity for other properties along 394 to annex and develop in the future. It essentially establishes contiguity with other properties that have not been eligible for annexation in the past. Image and Design 1. It is very important to the citizens of LaSalle to maintain the Town's special sense of place and character. How will your project fit in with LaSalle's small town atmosphere? II:"Preserve LaSalle''special sense ofplace and character" 2 The comprehensive Plan makes the following statements: "LaSalle's high quality of life is determined by its ... natural setting " "Views of open space help define LaSalle's rural character. " Though no new development is proposed with this annexation proposal, the Town of LaSalle should consider potential for future development on the property, and it's relationship to the Town's Image. The proposed annexation provides for a secure linkage to the South Platte River Corridor. In the future, the Town will have control over what occurs on this property, and will be able to secure appropriate view corridors and recreation potential. Parks, Recreation, Trails and Open Space 1. Please describe how you will incorporate parks, trails and/or open space into your project. Please consider: • Does the Land Use map designate a neighborhood park, trail or open space on the property? ❖ Path or trail connections through your development to LaSalle's parks and trails network ❖ Preservation of natural features, wildlife habitat (including wetlands, riparian areas and endangered species) and scenic view corridors ❖ Integration of floodplain areas into the open space network. P1.2.3 "Use the Locational Guidelines for LaSalle Parks chart on the following page and the Land Use Map to site and design parks (refer also to the corresponding Location Guidelines for Parks graphic for an illustration of these guidelines. " P1.5: "All parks and recreational facilities should be designed to reflect LaSalle's unique character. " P2.1:"All parks, trails and recreational facilities should be sensitive to their settings and potential impacts to the environment should be minimized and mitigated. " P3.1.1 "Require new development to incorporate pedestrian trails in the areas designated on the Land Use Map. " G2.3.4:"Safe, convenient pedestrian access to existing or planned shopping, schools and parks or open space should be an element of each residential site design.. " E2.1 "Preserve wildlife habitat and migration corridors, visually sensitive ridge lines and water sources. " The LaSalle Land Use Map designates the area of the proposed annexation parcel as Open Space. There are no notations on the Land Use Map for neighborhood parks in this area. The 3 area is not within safe walking distance to neighborhoods, nor is it appropriate for passive recreation uses without improvements. The wildlife habitat potential for this area is extreme, and should be preserved as much as possible. The zoning requests for this parcel will limit potential for development as much as possible. The natural constraints of flood plain and soil conditions will also limit future development potential, and therefore, serve to preserve the natural character of the area. Transportation 2. How will your project meet LaSalle's transportation requirements? It may be easiest to use your site plan to illustrate your project's internal transportation system and connections to LaSalle's transportation system. Please be sure to show how your project will provide safe bicycle/pedestrian access through your site. T1.1.3: "Use the Land Use Map to ensure that sufficient right-of way is acquired for LaSalle's transportation system. " T1.3.4: "Incorporate environmentally efficient design into street facilities and site developments by having properly sized streets and promoting the grid pattern of development. " TI.4.1;"As LaSalle grows, ensure new development promotes the Town's bicycle/pedestrian system to link key destinations and connect the community. " TI.4.4;"Require sidewalks to be built along all new streets.: T1.4.5:"Encourage the development of off-street trails. " T2.2:"New development should be linked with the existing community. " G2.3.4;"Safe, convenient pedestrian access to existing or planned shopping, schools and parks or open space should be an element of each residential site design. " G2.3.5:"Consider each proposal's impact on traffic. High-density residential and commercial uses should have good access to collector or arterial streets. II.1 "Encourage all new development to incorporate the following guidelines in the project design to maintain the qualities and characteristics of LaSalle that citizens want to preserve. " 11.2.3: "Encourage the continuation of existing town street patterns in new developments. " The major transportation linkage for this property is Weld County Road 394, which provides connectivity from State Highway #85 to LaSalle's First Street northern connection to the Town. A single residence will maintain access to 394 by way of an access easement that exists on the 4 east boundary of the property. No new construction is planned with this proposal, and therefore no interior circulation or pedestrian linkages are warranted at this time. Public Improvements Goal PH: Continue to ensure that all public improvements provide a high level of service efficiently and in a timely manner. The annexation and rezoning proposal do not include new development, so no new public improvements are expected. The Central Weld Water District currently serves the existing residence with water. Sewer is handled by way of a septic system and leach field. Connection to municipal services may be possible once new development occurs, if substantial improvements are proposed in the future, or in the event the current septic system fails. Environment "The South Platte River which delineates LaSalle's northern boundary may be one of the Town's most valuable assets. " Goal E2: "Identify and encourage the protection of the South Platte River Corridor and quality wildlife habitat in LaSalle. " The nature of this annexation and rezoning request is directly related to the LaSalle Comprehensive Plan goals for the South Platte River Corridor. This annexation would constitute an important linkage between the Town and the River Corridor, and thus provide optimal opportunity for the protection of this area in the future. 5 within its written decision the reasons for any action taken contrary to the same or furnish such reasons to the COUNTY by a separate writing. Where the Development is proposed as part of an annexation of more than 10 acres, the provisions of this section shall be deemed satisfied by compliance by the MUNICIPALITY with the Notice and impact statement provisions of the most current version of the Municipal Annexation Act then in effect. If any COUNTY recommendation of disapproval of a Development proposal within 500 feet of any property in unincorporated Weld County is based upon a conflict or incompatibility between proposed uses in the Development and existing or anticipated zoning classification for the property, to the extent legally possible the MUNICIPALITY will not approve same unless the applicant demonstrates (i) that no such conflict or incompatibility will reasonably occur,or(ii)that suitable mitigation measures to be imposed by the MUNICIPALITY as conditions of approval will eliminate or adequately mitigate adverse consequences of incompatibility or conflict. The COUNTY shall be given notice of, and may appear and be heard at any hearing or other proceeding at which the MUNICIPALITY will consider such issues. 4. ANNEXATION. 4.1 The MUNICIPALITY will give serious consideration to all petitions for annexation of lands within the Urban Growth Area and will consider, in any determination to annex such properties, without limitation, the following factors: (i) the extension of one or more municipal services to the area would place an unreasonable economic burden on the existing users of such services or upon the future residents or owners of property in the area itself; (ii)the area is not reasonably contiguous in fact to the MUNICIPALITY's existing boundaries, and its annexation would result in disconnected municipal satellites. 4.2 The MUNICIPALITY will not annex properties located outside the Urban Growth Area unless such property is both eligible for annexation and is necessary to the MUNICIPALITY for municipal purposes such as utilities. 4.3 To the extent legally possible the MUNICIPALITY will annex the full width of each COUNTY road right of way contiguous to newly annexed property unless such road serves primarily COUNTY properties rather than existing or newly annexed Municipal properties, in which case the MUNICIPALITY will annex none of such COUNTY road right of way. 4.4 Notwithstanding any provision hereof to the contrary,the MUNICIPALITY is not obligated to annex any property within a Development approved by the County after —S the execution of this Agreement by both parties which does not conform to the County e Urban Growth Standards, unless a waiver or modification of such standards was granted by the COUNTY and approved by the MUNICIPALITY. =�o mom'YL 4.5 Nothing in this Section 4 shall be construed to limit the MUNICIPALITY from a>g annexing any land within the Urban Growth Area, regardless whether such annexations are involuntary or result in disconnected municipal satellites. 3 4.6 In determining off-site improvements to be constructed by proponents of 1"q in-MUNICIPALITY Development, the MUNICIPALITY will consider identifiable impacts on i�o 0 the COUNTY road system resulting from such Development on the same basis as in- MUNICIPALITY � impacts. ia—m;o • �To a, 5. IMPLEMENTATION OF AGREEMENT. Following the mutual execution of this = c Agreement each party will promptly enact and implement such amendments to its existing a m N CO Hello