HomeMy WebLinkAbout20041969.tiff Weld County Referral
March 11, 2004
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Melody Homes/ DR Horton Case Number 2004-XX
Please Reply By April 15, 2004 Planner Monica Mika
Project Petition for Inclusion into the Mixed Use Development Area of Unincorporated
Weld County.
Legal 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.
Location West of CR 7 between CR 28 and CR 26; east side of CR 7 from CR 26 1/2 mile
north.
Parcel Number 1207 33 0 00 030 & 1207 33 0 00 024
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) May 18 2004
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
QSee attached letter.
Comments:
Signature Date
Agency Ate{'-
:•Weld County Planning Dept. ¢1555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 ❖(970)304----- -
2004-1969
MEMORANDUM
To: Monica Mica
From: David Tuttle
Date: May 5, 2004
Subject: Melody Homes/Dr. Horton Applicant
The sheriff's office will be the law enforcement agency responsible for requests for
assistance from residents of this development. As the population of Weld County
increases, it puts demands on our limited resources. We will respond to calls for
assistance from those who live in this planned community. It should be noted that we
will respond first to calls that present a danger to personal safety in our county. Calls of
lesser priority may have a longer response time due to our involvement with other calls
for service with a higher priority.
To effectively respond to the needs of this or any other planned community, the Sheriff's
Office will need the resources recommended in the multi-year plan provided to the Board
of County Commissioners or resources that will be needed as indicated by growth not
considered at the time the plan was developed. I have no other comments on this
proposal.
4og LOAT.Q
DEPARTMENT OF COMMUNITY DEVELOPMENT F Apr
PLANNING DIVISION
Civic Center Complex/Longmont, CO 80501 C°LOR A�O
(303) 651-8330/Fax# (303) 651-8696
E-mail: Longmont.planning(c�ci.longmont.cc.us
Web site: http://www.ci.longmont.co.us
April 14, 2004
Weld County Planning Department
Monica Mika
1555 N 17th Avenue
Greeley, CO 80631
RE: Adler/Melody Homes/DR Horton petition for inclusion into the Mixed Use Development
area of unincorporated Weld County
Dear Monica,
Thank you for sending the Adler/Melody Homes/ DR Horton petition for inclusion into the
Mixed Use Development(MUD) area of unincorporated Weld County to the City of Longmont
for our review and comment. The applicant proposes to have the MUD area expanded to include
an additional 188 acres west of Weld County Road 7.
The Adler property is comprised of 300 acres and lies north of Weld County Road 26, south of
Weld County Road 28, both east and west of Weld County Road 7. Approximately 188 of the
300 acres lying west of Weld County Road 7 are proposed to be included in the MUD area. The
remainder of the property lies east of Weld County Road 7 and is currently within the MUD area.
The property is within the St. Vrain Valley Planning Area and is adjacent to land included in the
Coordinated Planning Agreement. Melody Homes/DR Horton has proposed to build 1,200
homes on the property.
Given it's proximity to Longmont, a development of this size will have a significant impact on
the City of Longmont unless Weld County provides a full range of urban services for residents in
the MUD area. The following policies and strategies of the Longmont Area Comprehensive Plan
(LACP) relate to this area and the proposed development as follows:
Goal P-1 Provide adequate parks to serve the recreational needs of
Longmont residents and visitors.
The concept plans reflect 45 acres of parks/open space area which is a reasonable amount for the
size of development, however they are noted as including outlot tracts and detention pond areas.
Depending on the constraints from detention or utilities typically found in outlots, these areas
may not be able to provide sufficient active park use. As a result, Longmont's parks are likely to
become the parks of choice for the residents of this development.
Policy P-3.1 Use open space to preserve the natural and cultural resources of the
Longmont area.
According to the Natural Resource Conservation Service, these lands are of national significance
for purposes of agriculture. The City of Longmont has targeted areas east of Union Reservoir as
prime lands for open space acquisitions for purposes of community separators as well as
agricultural preservation. The City is currently negotiating with adjacent landowners in an
attempt to fulfill this desire.
Strategy E-2.1(b) Cooperate with other jurisdictions to develop programs for
preserving areas of environmental significance, such as stream
corridors, scenic views and highways, wildlife habitat, and
wetlands.
The western boundary of this property is a natural seep/drainage corridor through this area and
according to residents in this area provides a movement corridor for local wildlife. A minimum
buffer of 300 feet would assist in protecting that corridor.
Policy T-2.2 Maintain a traffic system that encourages the use of arterial streets
for crosstown and regional traffic, that encourages the use of
primary and neighborhood collector streets to channel traffic from
the neighborhoods to arterial streets that discourages the use of
local streets for through traffic, and that provides efficient regional
travel connections to other jurisdictions and activity centers in the
region.
This proposed development places a significant traffic generator(12,000 trips per day) away
from most of the supporting roadway infrastructure. Although a 4-lane Major Arterial is planned
to provide north/south access in the future, such a roadway with connections to SH-66 as well as
SH-119 will need to be existing at the time of development to handle projected vehicle load. A
traffic study, including existing and planned development, would better identify the impacts to
surrounding roadways and key intersections. Additionally, Weld County Public Works staff can
confirm that Weld County Road 26 will not likely provide a significant connection to the east of
this proposal.
Strategy G-1.2(c) Plan areas in advance of development so that the City can identify
the levels of service that both the City and other entities need to
provide to accommodate the development.
Policy G-1.4 Ensure that urban-level development within the St. Vrain Valley
Planning Area is directed toward the City of Longmont in
accordance with the goals and policies of the Longmont Area
Comprehensive Plan or with adopted intergovernmental
agreements.
The proposed development is clearly urban in character and will require urban level services.
While water and wastewater services will be provided by independent service providers,
residents of this development are likely to look to Longmont to provide other services and
opportunities such as parks and recreation, library, and neighborhood shopping.
Thank you for the opportunity to review this application for Inclusion into the Mixed Use
Development Area. Should you have any questions about this referral response, please feel free
to call me at(303) 651-8735 or e-mail me at jennifer.hoffmann@ci.longmont.co.us.
Sincerely,
Jennifer offmann
Planner
xc: Phil DelVecchio, Community Development Director
Brad Schol, Planning Director
Don Bessler, Director, Parks and Open Space
File: #2051-33a
•
rit(eN•ss% County Referral
' C Weld Qot l-Pl�hnir�t73partment
GREELEY OFFICE MAR 2 6 2004
COLORADO RECEIVED •
•
The Weld County Department of Planning Services has received the following item for review:
Applicant Melody Homes/ DR Horton Case Number 2004-XX
Please Reply By April 15, 2004 Planner Monica Mika
Project Petition for Inclusion into the Mixed Use Development Area of Unincorporated
Weld County. •
!
Legal 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.
•
Location West of CR 7 between CR 28 and CR 26; east side of CR 7 from CR 26 '/, mile
north.
Parcel Number 1207 33 0 00 030 & 1207 33 0 00 024 I
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) May 18 2004
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
C ments:
JJJ /
Signature , Date 3/z5A�
Agency
+Weld County Planning Dept. ❖1555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
411, 1%; MEMORANDUM
ITO: Monica Mika,Director of PI i DATE: 12-April-2004
W� Q FROM: Peter Schei, P.E.,Ci4i eer, Public Works Department
Ci
COLORADO SUBJECT: 2004-XX Melody Homes—Adler Estates Development(MUD Inclusion).doc
Weld County Public Works Department has reviewed this preliminary conceptual development (to be included within
the MUD). Comments made during this phase of the subdivision process may not be all-inclusive, as other
concerns or issues may arise during the remaining application process.
Comments
• Weld County Road 7 is classified as a major arterial roadway requiring a 140-foot right-of-way. Public Works would like to
limit access to half-mile locations. Quarter-mile sites may possibly be considered, if safety issues and concerns of the
County have been fulfilled.
:• Weld County Road 7 will jog west along Weld County Road 28 at the north end of the proposed development site, requiring
adequate transportation geometric curvature through the applicant's property. The Weld County 1-25 Parallel Arterial Study
documents this route.
•• The proposed development will need to allow flexibility on the south end of the site at Weld County Road 7 and Weld
County Road 26 to accommodate southern connectivity for the proposed bridge and roadway through Barbour Ponds.
• The Public Works Department does not require a pedestrian connection(over or under WCR 7) to the future school site on
the east side of the development. If another agency requests a pedestrian connection,Public Works will review the design.
•• The applicant for this proposed development has agreed to plan Weld County Road 26 V2 as a collector roadway with an 80-
foot right-of-way. Platted right-of-way will be provided on the east and west sides of the property for future connectivity.
The developer's project civil engineer and planner will research and determine the optimal crossing location for Weld County
Road 26 V2 over the drainage way to the west of the development site with Public Works review. On-site roadways for the
development will be designed according to the WCR 26 V2 alignment findings for future platting purposes.
• The developer shall provide improvements for Weld County Road 7 adjacent to the site.
•• The Public Works Department will not require the applicant to participate specifically in funding off-site improvements for
the bridge and roadway south of the development through Barbour Ponds. The funding of the bridge and roadway through
Barbour Ponds will come from County-wide Road Impact Fees.
• The applicant must abide by the MUD standards for this development proposal.
Recommendation
❑ The Public Works Department fmds no objection to this MUD Inclusion.
The applicant shall address the comments listed above at the specific step of the review process stated. The review process will
continue only when all appropriate elements have been submitted. Issues of concern must be resolved with the Public Works
Department prior to recording the change of zone and final plats.•
PC: 2004-XX Melody Homes—Adler Estates Development(MUD Inclusion).doc
Email&Original: Planner
Page 1 of 1
12 _
Weld County Planning Department
GREELEY OFFICE
pet;;;,,, , : . .2k-
.',OR 2 0-DI AN.
(it
Weld County Refd )'E „,N
March 11, 2004
Ci
COLORADO
•
The Weld County Department of Planning Services has received the following item for review: _
Applicant Melody Homes/ DR Horton Case Number 2004-XX
Please Reply By April 15, 2004 Planner Monica Mika
Project Petition for Inclusion into the Mixed Use Development Area of Unincorporated
Weld County. 8
Legal Two tracts of lapd; 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.•
Location West of CR 7 between CR 28 and CR 26; east side of CR 7 from CR 26 % mile
north.
Parcel Number 1207 33 0 00 030 & 1207 33 0 00 024
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) May 182004
o We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
O We have reviewed the request and find no conflicts.with our interests.
y< See attached letter.
Comments: � � , � q
!Le Tncr . /vtxuA e e -(D 'Lcc:v pa4•fi o-2- .
Signature J. 7-7-4.4.4.,' (fin Date 9//5/C171
Agency �i-WK / CL�
:•Weld County Planning Dept. 41555 N. 17th Ave. Greeley,CO. 80631 4(970)353-6100 ext.3540 ❖(970)304-6498 fax
ead Town of Mead
P.O. Box 626
441 Third Street
Mead-"A Little Town Mead, Colorado 80542-0626
With a Big Future"
(970)535-4477
April 15, 2004
Ms. Monica Daniels-Mika
Weld County Planning Department
1555 N. 17th Ave.
Greeley, CO 80631
Dear Monica:
This letter is in reference to Case No. 2004-XX regarding Melody Homes/DR Horton's petition
for inclusion of the Adler property into the Mixed Use Development(MUD) Area of Weld
County.
The Town of Mead objects to this petition and requests that the County deny the application.
Please note the following additional points:
I. The petition was submitted late, on Febuary 27, 2004, in violation of Section 22-1-105-
B.3 of the Weld County Code, which requires proposed amendments to the MUD to be
submitted by February 1 or August 1 of each year. Thus it appears that to process the
application or to have scheduled a public hearing on it is contrary to county code.
2. The referral packet was incomplete. The second page of the narrative submitted by Land
Architects stated that there were attached letters from various agencies, and the third page
stated that a summary of phone conversations and meeting minutes of other agencies was
attached. Those attachments were not provided to the Town in the County's referral.
The Town of Mead is not mentioned, although it is clearly adjacent to this property.
3. The proposed density is too high.
4. This is urban-scale development being proposed to be in an unincorporated county
subdivision, when the county does not provide urban or even municipal-level services.
This property should be required to petition to be annexed into Mead.
5. There is no indication that the county would make this project pay for a proportionate
share of the proposed west reliever parallel arterial.
Ms. Daniels-Mika
April 15, 2004
Page 2
6. WCR 7 to the new high school site is now a Mead road, and this project would thus use a
local road without paying for or contributing to any cost of its improvement or
maintenance.
7. The county does not collect school mitigation fees, unlike the Town of Mead, and if
approved by the county, this intensity of development will overburden the schools with
no mitigation cash being generated to assist the school district in accommodating the
students generated by the development.
Sincerely,
/Watad D.
Michael D. Friesen
Town Administrator
On behalf of the Town Board
Weld County Planning Department
CREELEY OFFICE
St. Vram Valley APR 1 5 2004
School.District RECEIVED
April 13, 2004
Monica Mika
Weld County Planning Department
1555 N 171"Ave
Greeley,CO 80631
RE: Adler Farms inclusion into the Mixed Use Development Area of Unincorporated Weld County(Situate in the East 1/of
Section 33 and the SW%of Section 34, T3N, R68W)
Dear Monica:
Thank you for referring Adler Farms inclusion into the Mixed Use Development Area of Unincorporated Weld County to the
School District. The District reviews development proposal primarily in terms of (1) available school capacity and (2) required
land dedications and/or cash-in-lieu fees and has the following comments concerning this application.
(1)SCHOOL CAPACITY
The Board of Education has established a District-wide policy of opposing new developments that add to the student enrollment
of overcrowded schools prior to the District's ability to provide needed facilities. Overcrowded schools are those that are
projected to be at or above 125% of their capacity within 5 years. The Board has determined that school facilities operating
beyond the 125%threshold impose costs on the District that begin to affect its ability to adequately provide educational services
to the public. Because of the burden created on the District once a school exceeds 125% of capacity, the District cannot
support a plat until there is a known date for capacity relief. Typically capacity relief can be established once the Board of
Education sets a construction schedule for a new facility, sometime after a successful bond election. Once the date of capacity
relief is known, the Planning Department can work with the developer on an appropriate phasing plan that coincides the
completion of new residential units with the addition of school capacity for the feeder. Current capacity for this feeder is noted
in the chart below.
CAPACITY INFORMATION CAPACITY BENCHMARK
(includes projected students,plus developments student impact)
School Building Stdts. Stdt. 2004-2005 2005-2006 2006-2007 2007-2008 2008-2009
Level Capacity Oct-03 Impact Suits Cap. Stdts Cap. Stdts Cap. Stdts Cap. stdts cap.
Elementary 504 445 0 460 91% 474 94% 484 96% 494 98% 514 102%
Middle 360 508 0 538 149% "h 4k, .;? ;, 1;.
New Mid' 1836 0 s ,., :., 1336 73% 1354 74% 1407 77% 1453 79%
High School 1323 1446 0 1471 111% 1507 114% 1558 118% 1623 123% 1682 127%
Total 4272 0 2469 I 3922 1 4136 I 4380 1 4661
*combines capacitiesfrom Middle School 7,Mead Middle,and Heritage Middle pending the establishment of anew attenance are for each
The County and developer should also be aware that the School Board has developed a mitigation policy that would allow the
District to change its referral response for this application. Under the policy, should an applicant wish to begin construction on a
residential development prior to the District's ability to provide additional capacity,the applicant may mitigate the development's
impact on the feeder by agreeing to a voluntary, per-unit payment. Funds would be used to provide permanent or temporary
capacity within the impacted feeder.The Planning Department would be happy to discuss this type of mitigation for the proposal
with either the Town or developer.
Specific comments concerning this proposal regarding School Capacity are as follows:
• Under current boundaries,the impacted schools will be Mead Elementary, Mead Middle and Skyline High School.
• Currently, this proposal does not specify the number and type of residential units to be located on the property but
notes the maximum number of single-family dwelling units is limited to 1200. Recent conversations with the applicant
indicate that this number may change significantly and the District will provide more information as to the impact of the
proposal when a more exact number of units is determined.
• Of the schools in this feeder, Mead Elementary School and Skyline High School are projected to exceed 125% of
capacity within 5 years with the addition of students from this development. This could be cause for concern for future
plat applications related to this development, depending on the timing of new facilities, and whether the applicant
participates in mitigation or not.
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY,LONGMONT,CO 80501.SCOTT
TOILLION,DIRECTOR.PHONE 303-682-7229.FAX 303-682-7344.
• Currently it is unknown when the School District can accommodate future students in this feeder.The 2002 bond does
include High School #5 to relieve Skyline, but that school's construction schedule remains undetermined. At the
elementary level, no schools are included for this area under the bond, and most likely,a new successful bond election
would be needed to construct additional capacity at that level.
(2) LAND DEDICATIONS AND CASH IN-LIEU FEES
The School District's Cash in-lieu of land dedication policy requires the dedication of land with the adjacent infrastructure and/or
payment of an equivalent cash-in-lieu (CIL)fee based on the student yield of the development. CIL fees only provide funds for
land acquisition,which is only a small component of providing additional school capacity for a feeder. Since this location has not
been identified as a likely school site,cash-in-lieu fees would be collected per the attached chart. Specific comments regarding
land dedications and CIL fees for this referral are as follows:
• The School District has identified the need for an elementary school in this area, given the changes in density from
recent inclusion applications,and has begun discussions with the developer conceming the acquisition of a school site
on the property.
• According the District methodology, a 10 acre dedication would satisfy the payment of cash in-lieu fees for first 543
single family units. All units over that amount would be required to pay CIL fees.
GENERAL COMMENTS
Pedestrian access to and from school sites is also an important consideration for the School District. Namely, that
developments have safe walking paths to schools, and that site plans do not present significant barriers for students to walk
reasonable distances to school. The District looks forward to working with the County and developer to assure that residential
development within this proposal has adequate linkages to pedestrian trails and other pedestrian infrastructure.
The recommendation of the District noted above applies to the attendance boundaries current as of the date of this letter. As
new school facilities are constructed under the approved 2002 bond, future bonds, and other possible boundary adjustments,
this project's attendance area and capacity could be affected in the future.
If you have any further questions or concems regarding this referral, please feel free to contact me via e-mail at
searue alen@stvrain.k12.co.us or at the number below.
Sincerely,
Glen Segrue, CP
Planning Specialist
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY,LONGMONT,CO 80501.SCOTT
TOILLION,DIRECTOR.PHONE 303-682-7229. FAX 303-682-7344.
Exhibit A School Planning Adler Farms
Standards And Inclusion
Calculation of
Land Dedication Requirements
Single Family
School Planning Standards
Number Projected Student _ Site Size Acres of Developed
Of Student Facility Standard Land Land Cash-in-lieu
Units Yield Standard Acres Contribution Value Contribution
Elementary 800 0.35 525 10 5.33 $35,000
280 Number of Students = No. of Units *Student Yield
Equation: (Number of Students/Elem. Student Facility Size) *Elem. Site Size Standard=Acres of Land Contribution
Middle Level 800 0.14 — 750 25 3.73 $35,000
112 Number of Students = No. of Units *Student Yield
Equation: (Number of Students/Middle Student Facility Size) *Middle Site Size Standard=Acres of Land Contribution
High School 800 0.17 1200 50 5.67 $35,000
136 Number of Students = No. of Units *Student Yield
Equation: (Number of Students/High School Student Facility Size) *High School Site Size Standard=Acres of Land Contribution
Total 800 528 r 14.73 $35,000 $515,667
Equation: Elem.Acreage+Middle Acreage+High School Acreage=Total Acres of Land Contribution
Single Family Student Yield is .66 $645
Per Unit
2/25/03 Planning Department
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