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Home My WebLink About20041965.tiff INVENTORY OF ITEMS FOR CONSIDERATION Applicant Melody Homes Case Number 2004-XX Submitted or Prepared Prior to At Hearing Hearing 1 Staff Comments X Department of Planning Services Field Check Form A ee Pra m Yn Q(Pfr nkHrlc) Letter to Applicant Affadavit of sign posting Legal Notifications n 2 Application • 2X Maps Deed/Easement Certificate X Surrounding Property/Mineral Owners X Utilities 3 Referral List X Referrals without comment Weld County Ambulance Service, referral received 5/4/04 Town of Frederick, referral received 3/18/04 x Weld County Department of Public Health and Environment, referral received 3/11/04 4 Referrals with comments X Weld Department of Public Works, referral received 4/12/04 }: St Vrain Valley School District, referral received 4/15/04 City of Dacono, referral received 3/26/04 Town of Mead, referral received 4/20/04 City of Longmont, referral received 4/1/04 0 Weld County Sheriff's Office, referral received 5/5/04 X 5 Surrounding Property Owners-Letters X 6 PC Exhibits X 7 Planning Commission Resolution I hereby certify that the 7 items identified herein were submitted to the Department of Planning Services at or prior to the scheduled Planning Commissioners hearing. 5, Cr V' 'V1 rnlfv pCnonceuvd� 0,17zQn \. Lf e, y )-7 -0t# . Monica Mika + Planner Cat ileac n,) 2004-1965 9 N1-ect U€ d MAP WIlD�. CHAPTERS 22 &26,WELD COUNTY CODE COMPREHENSIVE PLAN & MIXED USE DEVELOPMENT PLAN STRUCTURAL. LAND USE MAP#2.1 AMENDMENT COLORADO SUMMARY SHEET Case Number: CC 2004-XX Hearing Date: May 18, 2004 Applicant: Melody Homes/DR Horton Planner: Monica Mika c/o David Andrews Address: 11031 Sheridan Blvd., Suite A Westminster, CO 80020 Request: Amendment to Map#2.1:Structural Land Use Map of the Comprehensive Plan(Chapter22) and the Mixed Use Development Plan(Chapter 26)to include 188+/- total acres designated for potential Residential, Regional Commercial,Employment Center, Regional Park,School Site, and Neighborhood Center Development with a proposed population density of 3000 residents. Legal Two tracts of land: parcel one described as the east 120 acres of the NE4 of Section 33, T3N, R68W; and parcel two described as the SE4 of Section 33, T3N, R68W and the SW4 of Section 34, T3N, R68W of the 6th P.M., Weld County, CO Location: West of and adjacent to CR 7 between CR 26 and CR 28; east of and adjacent to CR 7; north of and adjacent to CR 26. Parcel #s: 1207 33 000030 and 1207 33 000024 Parcel Size: Approximately 188+/- acres total (120 and 68)for the parcels described above. POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS There are two criteria for review of this amendment to Chapters 22 and 26 Map #2.1: Structural Land Use Map. The first criteria is found in Section 26-1-30(MUD Plan). The second criteria is found in Section 22-1- 50 (Comprehensive Plan). The Department of Planning Services'staff has received responses from the following agencies: • Weld Department of Public Works, referral received 4/12/04 • St Vrain Valley School District, referral received 4/15/04 • City of Dacono, referral received 3/26/04 • Town of Frederick, referral received 3/18/04 • Town of Mead, referral received 4/20/04 • City of Longmont, referral received 4/15/04 • Weld County Department of Public Health and Environment, referral received 3/11/04 • Weld County Sheriff's Office, referral received 5/5/04 • Weld County Ambulance Service, referral received 5/4/04 Page-1- CHAPTERS 22 &26,WELD COUNTY CODE COMPREHENSIVE PLAN & MIXED USE DEVELOPMENT PLAN STRUCTURAL LAND USE MAP#2.1 AMENDMENT ADMINISTRATIVE REVIEW Case Number: CC 2004-XX Hearing Date: May 18, 2004 Applicant: Melody Homes/DR Horton Planner: Monica Mika c/o David Andrews Address: 11031 Sheridan Blvd., Suite A Westminster, CO 80020 Request: Amendment to Map#2.1:Structural Land Use Map of the Comprehensive Plan(Chapter 22) and the Mixed Use Development Plan(Chapter 26)to include 188+/- total acres designated for potential Residential, Regional Commercial, Employment Center, Regional Park,School Site, and Neighborhood Center Development with a proposed population density of 3000 residents. Legal Two tracts of land: parcel one described as the east 120 acres of the NE4 of Section 33, T3N, R68W; and parcel two described as the SE4 of Section 33, T3N, R68W and the SW4 of Section 34, T3N, R68W of the 6th P.M., Weld County, CO Location: West of and adjacent to CR 7 between CR 26 and CR 28; east of and adjacent to CR 7; north of and adjacent to CR 26. Parcel#s: 1207 33 000030 and 1207 33 000024 Parcel Size: Approximately 188+/-acres total (120 and 68)for the parcels described above. THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE APPROVED FOR THE FOLLOWING REASONS: 1. Criteria I: MUD Plan, Chapter 26,Weld County Code. That the application is consistent with Section 26-1-30 Weld County Mixed Use Plan which establishes procedures for amending Chapter 26 in accordance to procedures established in Section 22-1-150 of the County Code. The procedures for submittal have been met. 2. Criteria II: Comprehensive Plan, Chapter 22, Weld County Code. The following procedures are outlined in Section 22-1-150 of the Weld County Code: 22-1-150.6.1."Comprehensive Plan amendment proposals shall be considered bi-annually with a public hearing process beginning in March or September of each year." 22-1-150.B.2."The petitioner shall pay for the cost of legal publication of the proposed amendment and all land use application fees." 22-1-150.6.3. "A typewritten original and eleven(11) copies of the proposed amendment must be submitted to the Department of Planning Services no later than February 1 or August 1 of each year to be considered for review and public hearings." Page-2- 22-1-150.B.3.a "A statement describing why the comprehensive plan is in need of revision." Currently, a portion of the Adler property is within the existing boundaries of the Mixed Use Development area. The applicants are proposing inclusion of their entire property into the MUD boundaries. The MUD plan was developed to allow for expansion, as service providers became capable of providing urban services. The proposed parcels are able to receive sanitary sewer from St Vrain Sanitation District and potable water from Longs Peak Water District. 22-1-150.B.3.b."A statement describing how the proposed amendment will be consistent with existing and future goals, policies, and needs of the County." The applicants have examined the amenities of the MUD plan and have committed to provide the open space and the future school site locations as required. The applicants have discussed the need for appropriate pedestrian circulation within the site and have committed to meet these needs. The applicants have not made a specific commitment for a pedestrian crossing on CR 7, but stated this issue would be resolved. Currently, Weld County Public Works is not requiring a pedestrian underpass or overpass. The proposed site will be designed to accommodate CR 7 improvements and other design requirements as needed to ensure the safety of the residents and traveling public. The proposed site does not lie within any Intergovernmental Agreement areas,nor is the site included in a municipal growth area. To be consistent with Section 22-2-100 of the Weld County Code, Urban scale residential development must occur within either one of these areas or within the MUD. The applicant is proposing inclusion into the MUD. 26-2-30.D.1 "Residential districts within the MUD area are encouraged to be cohesive, identifiable and diverse, while retaining the current agrarian lifestyle of residents in the area." As proposed, the site will be developed with 45 acres of open space divided into three parks with open space connections throughout the subdivision. In accordance with Appendix 26.E., 20% (60 acres)of the site will need to be dedicated to open space. 22-2-60.C. A.Policy3 of the Comprehensive Plan states that"Conversion of agricultural land to urban-scale residential, commercial and industrial development will be discouraged in areas where adequate services and infrastructure are not currently available or reasonably obtainable." The site can be provided urban scale water and sewer capabilities. 22-2-170. R. Goal 2 of the Comprehensive Plan states that any proposed residential development shall, "Promote efficient and cost effective delivery of public facilities and services to residential development or district." R. Policy 2 further elaborates, "The land-use applicant has demonstrated that adequate sanitary sewer and public water systems are available to all residential development, and that the street or highway facilities providing access to the property are adequate in width, classification, and structural capacity to meet the requirements of the proposed district or development." In a referral from the Weld County Sheriff's office, the agency stated they will be the enforcement agency. The Sheriff's office noted that the level of service will be dependent upon available funds. It is the opinion of the Department of Planning Services based on referral agency comments that the applicant has adequately demonstrated compliance. 22-1-150 The following procedures to amending the 1-25 Mixed Use Development Area Map are outlined in Section 22-1-150.6.4 of the Weld County Code, as amended: Page-3- 22-1-150.4.a.`Demonstrate the proposed inclusion into the Mixed Use Development are map or modification to the existing land use classification,is adjacent to and contiguous with the existing 1-25 MUD Area Map." The site is immediately adjacent to the MUD boundary. This MUD boundary has been in place since the original adoption of the MUD (1992). 22-1-150.4.b."Describe how the proposed amendment will address the impact on existing or planned service capabilities. This statement shall include how emergency services will be provided to the proposed area." The applicant has provided documentation of coordination with Longs Peak Water District and the St Vrain Sanitation District. The municipalities of Mead, Dacono, Frederick and Longmont have reviewed this application. While Frederick declined comment, Dacono and Longmont stated caution in further expansion of the MUD, and Mead opposes the expansion stating concerns regarding densities, case processing, lack of urban standards, future road concerns, and inadequate school impact fees. 22-1-150.4.c."Delineate the number of people who will reside in the proposed area. This statement shall include the number of school-aged children and address the cultural and social service provision needs, such as schools, of the proposed population." The application materials indicate that 3,000 people will reside in approximately 1,200 residential structures, of the 3,000 people, 792 will be school aged children. The break down of school impact is 420 elementary school and 168 middle school children, as stated in the districts referral dated 4/15/04. (This information was given to Weld County Planning from St.Vrain School District, as the applicant declined to include this information.) In further follow up with District representatives, opposition to this application rests with already crowded school conditions. While a high school is planned for the adjacent property to the east,due to infrastructure concern, no date has been cited for building completion. The applicants have agreed to pay the school impact fee, but have declined to comment on the school capacity fee as stated in their application materials. The Public Works Department has no objections to including these properties into the Mixed Use Development Area. (Department of Public Works) The Department of Planning Services' staff recommends the following Conditions of Approval and Development Standards: 1. The applicants shall attempt to address the St.Vrain Valley School District's land dedication, cash-in-lieu and the requirements identified in the referral response dated April 15, 2004. Evidence or acknowledgment of such shall be provided to the Department of Planning Services. (Department of Planning Services) 2. The applicants shall work with the Weld County Attorney's office to establish a law enforcement district. This recommendation is based, in part,upon a review of the application materials submitted by the applicant, other relevant information regarding the request, and responses from referral entities. If this amendment application is approved, Table 22.4 reflecting the land mass associated with proposed land distribution categories will require the appropriate amendment as outlined below and Section 26.1.20 of the MUD plan. Page-4- Appendix 22.G Land Use Plan Distribution Land Use/Intensity Acres % To to I Remarks Area Employment Center — 2,740 19 % 31 million total square feet of floor space High Intensity 2,769.66 Regional Commercial— 4-3-7- 3 % 19 million total square feet of floor space Medium Intensity 495.50 Neighborhood Center— 195 1 % .9 million total square feet of floor space Low Intensity Residential — 6363 42%43% Maximum population: 59,070 62,076 people and Mixed Intensity 6,477.28 approximately 23,501 26,561 dwelling units Limiting Site Factors — 4 , 2 1 5 28 % All areas delineated are within the 100-year Lowest Intensity 4,213.34 floodplain or have elements that obstruct or are hazardous to certain types of development Regional Park 8s2 912 6 % Areas delineated as open space TOTAL +47H-0 100% 15,062.78 Source: Weld County Department of Planning Services. Assumptions: • Residential densities were calculated using an average of four dwelling units per acre for all development throughout the MUD area. It was assumed that 25% of the gross land area in residential areas would account for roadways, neighborhood parks and various residential amenities. • Employment center calculations are based on an average of 15,000 square feet of floor area per acre. • Regional commercial calculations are based on an average of 10,000 square feet of floor area per acre. Page-5- 4 si), DEPARTMENT OF PLANNING SERVICES PHONE (970) 353-6100, EXT.3540 FAX (970) 304-6498 W I 1555 N. 17TH AVENUE GREELEY, COLORADO 80631 COLORADO March 11, 200& Melody Homes/DR Horton c/o David Andrews 11031 Sheridan Blvd., Suite A Westminster, CO 80020 Subject: 2004-XX- Petition for Inclusion into the Mixed Use Development Area of Unincorporated Weld County on Two tracts of land; one parcel described as the East 120 acres of the NE Quarter of Section 33, T3N, R68W; the second described as all of that part of the SE Quarter of Section 33, T3N, R68W and the SW Quarter of Section 34, T3N, R68W of the 6th P.M., Weld County, Colorado. Dear Applicant: Your application and related materials for the request described above are being processed. I have scheduled a meeting with the Weld County Planning Commission for May 18 2004, at 1:30 p.m. This meeting will take place at the Southwest Weld County Offices, Hearing Room, 4209 CR 24 ''A, Longmont, CO. It is recommended that you and/or a representative be in attendance to answer any questions the Planning Commission members may have. It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property or if the property is located within the comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of the submitted materials to the Frederick, Firestone, Dacono, Longmont Planning Commission for their review and comments. Please call 303-833-2388, 303-833- 3291, 303-833-2317, 303-651-8601for further details regarding the date, time, and place of this meeting. It is recommended that you and/or a representative be in attendance at the Frederick, Firestone, Dacono, Longmont Planning Commission meeting to answer any questions the Commission members may have with respect to your application. The Department of Planning Services'staff will make a recommendation concerning this application to the Weld County Planning Commission. This recommendation will be available twenty-four (24) hours before the scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services' office before the Planning Commission hearing to make arrangements to obtain the recommendation. If you have any questions concerning this matter, please call. Respectfully,\it). `1 Monicaika Director PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS MAY 7TH, 2004, THE SIGN SHALL BE POSTED ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. I, VONEEN MACKLIN, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE PLANNING COMMISSIONERS HEARING FOR 2004-XX, MELODY HOMES IN THE MIXED USE DEVELOPMENT. VONEEN MACKLIN Name of Person Posting Sign Signature of Person Posting Sign STATE OF COLORADO ) ) ss. COUNTY OF WELD ) ritri The foregoing instrument was subscribed and sworn to me this I / day of ! ACA- , 2004. WITNESS my hand and official seal. )(mak,' otary PublicN(A /� My Commission Expires: fI/C//O≥ Hello