HomeMy WebLinkAbout20003148.tiff M1OivIL,A Mika - SVRDII.wpd Page 1
av,
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k + =- St. Vrain Concerned Citizens Group
d/L4 I-40 rrontage Ka. t
Longmont, CO 80504
Phone - (303) 776-4449
Fax - (954) 212-7996
E-Mail - stvrainccg@hotmail.com
November 6, 2000
Ms Monica Daniels-Mika,Director
Weld County Planning Services
1555 North 17th Avenue
Greeley CO 80631
Subject: Siegrist Companies/Riverdance PUD
Dear Ms Daniels-Mika:
We have the following comments relating to the rehearing of this project:
Concerning alleged changes, made in the applicant's petition requesting a rehearing, to
address the Board's Resolution which itemized the reasons for denial:
The extreme density of the proposed development will be increased by the enlarged
commercial development area and elimination of equestrian center, as now proposed.
1A. The proposed development is still incompatible with existing surrounding land
uses. St. Acasius and Douthit are only in the preliminary proposal stage and the
Hamlin property has no proposal for development. In addition, this land lies
within the Firestone comprehensive plan area designated as an agricultural buffer
that the Town is in the process of coordinating with the Towns of Mead and
Platteville. The contention that the County's new Services Building will change
the nature of that area is without merit, as the vast majority of that area will be for
park use.
1B. The letter from Little Thompson Water District demands the developer bear the
costs of expensive improvements for extending its mains from over five miles
away, for everything except phase 1. In any case, no approval of the project should
be made for the additional phases until security is posted which would guarantee
completion of these requirements.
2A. The proposed subdivision is still not located within any urban growth area.
2B. The proposed subdivision still does not maintain an urban growth boundary area
that provides an official designation between future urban and non-urban uses.
1 EXHIBIT
2000-3148
is
MONICA Mika- SVRDII.wpd
2C. The applicant has not provided evidence that efficient and cost-effective delivery
of services can be provided. The applicant should be required provide, at least, a
fiscal impact study providing verifiable evidence as to the relative revenues vs.
costs to the County and Districts over ten years for the project.
2C1. The Phasing Pan submitted still does not indicate a school site or any evidence
that the school district does not want a site at the location.
2C2. Street maintenance and Highway 66 improvement costs are still not addressed in
applicant's re-submission.
2C3. Impacts on sheriff's dept. is still not addressed in applicant's re-submission.
3A. No evidence is submitted that public costs will not exceed revenues from the
project. [see 2C above].
In view of these facts, it would appear that the applicant has not remedied the causes for the
Board's
denial of the change of zone.
Sincerely,
Artie Elmquist,Representative
St.Vrain Concerned Citizens Group
cc: Weld County Board of Commissioners
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Ordinance 191
February 1011997,
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EXHIBIT
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4.2.2.3 Fire Protection
Fire Protection for the MUD area is provided by the Mountain View Fire Protection District.
There are currently two stations serving this area for non-volunteer fire protection staff. Both
stations are just outside the MUD area, and provide 24-hour coverage. There are also five
volunteer fire stations within the Mountain View Fire Protection District. Currently, there are
an average of 4.29 fire-fighters per 1000 persons, which is well above the national average of
4 1.63 and the Mountain Region average of 1.51. One paid fire fighter and at least one volunteer
fire-fighter respond to each call. Of the current district personnel, approximately 20 percent are
career (paid) fire-fighters, and 80 percent are volunteers.
Standards for the planning of fire protection facility locations are generally based on response
times, with less emphasis given to population requirements. The current response time standard
for the Mountain View Fire Protection District is approximately 5 minutes. The district has
indicated a desire to maintain an ISO insurance rating of "5", which is assigned to for property
located within five miles of a District fire station and within 1,000 feet of a fire hydrant. The
addition of the Del Camino station in 1992 resulted in continued highly-rated service standards
in the district.
The current annual budget for the district is approximately $1.5 million, serving a population of
12,000 persons. All stations, equipment and fire apparatus are purchased through funds provided
by the budget from the Mountain View Fire Protection District. Each station conducts fundraisers
for additional items.
The fire district is adequately staffed to meet the needs of the growing MUD area for some time.
Capital improvements will be required in the future to provide at least one additional fire station.
This will depend on where development occurs and the resulting response times. General
projections of traffic patterns and volumes, along with land use density considerations, should
serve as the basis for locating a future fire station facilities.
4.2.2.4 Community Services
Community services include community activity centers such as senior centers, youth and
recreation centers, libraries, museums and social service agencies. There are currently no
community activity facilities in the MUD area. The majority of those living in the MUD area
utilize the museum, library and community center located on the east side of the City of
Longmont. There is a recreation center in the Town of Frederick, as well. Social Service offices
are provided by Weld County, with offices in Greeley and Ft. Lupton. As the MUD area grows,
the need for local facilities will increase.
Mixed Use Development Plan 10
4
4.2.5 Existing Parks, Recreation and Floodplain Resources
The existing resource opportunities for the MUD area are wildlife habitats, reclamation of gravel
extraction areas, and regional parks. There are excellent opportunities for future resource
developments such as community parks and the development of trail linkages. Existing parks,
recreation, and floodplain resources are shown on Map 4.7.
Wildlife
The St. Vrain Creek and its associated riparian area provide habitat for a variety of species,
including white tailed deer and bald eagle. Riparian areas along any of the major drainages and
ditches are used by many species as travel corridors, food, cover and nesting. Gravel pits in the
area are used by water fowl. Reclaimed pits can provide recreational fishing opportunities.
Sand and Gravel Extraction
Sand and gravel extraction areas can be reclaimed for habitat preservation, and public recreational
purposes if the owner is willing. Reclaimed pits also are used as water storage reservoirs, water
features in residential developments and private duck clubs. The St. Vrain Creek and Boulder
Creek provide excellent sand and gravel extraction potential. These resources can be found
predominantly within the 100-year floodplain. There are approximately nine active pits within
the study area, with an additional seven permitted. Weld County also owns and operates pits east
of Barbour Ponds along the St. Vrain Creek which will be reclaimed as park land.
Regional Parks
Currently there is one regional park in operation within the MUD area. Barbour Ponds State
Recreation Area is managed by the Colorado Division of Parks and Outdoor Recreation and is
very highly used (200,000 visitors in 1994). It is approximately 80 acres in size and is used by
tourists and local residents for fishing and camping. The management plan for the Recreation
Area calls for expansion east and west as opportunities arise. One such opportunity may be to
incorporate the Weld County gravel pits east of I-25 when they are reclaimed.
Union Reservoir, located immediately north of the MUD area, provides additional recreational
opportunities to residents within the MUD area. The City of Longmont operates Union Reservoir
Park on the southwest shore. The City owns over half of the surface water rights in the lake and
leases and/or owns the land for the 736-acre park. Visitors enjoy fishing, wakeless boating,
windsurfing, swimming, camping, picnicking and wildlife viewing. The northwest portion of
the reservoir is reserved as a bird sanctuary. Water sports equipment may be rented at the marina
area. A boat ramp and accessible fishing pier are located on the western shore. As money
becomes available and as landowners are willing, the City of Longmont intends to acquire
additional park lands in fee or through lease agreements.
I
Mixed Use Development Plan 24
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1-25 Mixed Use Development Area Structural Plan
IMap 4.7 Parks, Recreation and Floodplain Resources
November, 1996
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Middle and senior high schools are placed along collector roadways, but remain within the 1-2
mile radius of the neighborhood centers. In all cases, schools should be easily accessed by
alternative transportation systems such as bike/pedestrian trails and public transport systems, to
reduce dependency on cars in the MUD area.
4.4.3.2 Fire Protection
The Mountain View Fire Protection District is adequately staffed to meet the needs of the MUD
area at this time. In the future, 11 to 12 additional firefighters will be required to meet needs at
the 10-year growth horizon, and 100 to 110 additional firefighters will be required at full build-
out of the MUD area, if current standards of 4.29 firefighters per 1000 persons stay the same.
The current standard could increase due to the significant amount of Employment Center
development planned for the area.
4.4.3.3 Law Enforcement
Police protection coverage for growth in the MUD area will result in increased staff in at the
administration office located in Greeley, increased need for incarceration facilities (also located
in Greeley) increased need for patrol vehicles and officers and an adequate transportation system.
Satellite facilities may be required for law enforcement in the future. The siting for this facility
will depend on growth patterns and available funding. Due to the administrative function of this
facility, its placement should not affect response times or level of service of law enforcement
officers. It is for this reason siting of law enforcement facilities is not shown on the Structural
Land Use Map 2.1.
4.4.4 Parks, Trails, and Floodplain
A combination of parks, trails, and floodplain areas is integrated into the MUD land use plan.
These features provide a balanced system of preserved natural environments and opportunities for
recreation and alternative transportation.
4.4.4.1 Parks
Currently there is a regional park, Barbour Ponds State Park, located north of SH 119 just west
of 1-25. This is a highly used facility, providing camping, picnicking, nature observation and
fishing opportunities for over 200,000 visitors per year. A proposed extension of this park is
indicated on the other side of 1-25 to the east, where the county currently is operating sand and
gravel extraction. Development at this site is envisioned to be of the same character as at the
Barbour Ponds site, and has been identified as a possible expansion area by Colorado State Parks.
45
�`" Mixed Use Development Plan
A community park is conceptually located near the center of the MUD area. Community parks
typically provide more intensively developed facilities than regional parks and are intended to
serve the recreational needs of residents within the entire MUD area. Facilities may include
ballfields, soccer fields, tennis courts, swimming pools, community gardens, amphitheaters, group
and individual picnic areas and open play areas. A more detailed description of community parks
itis included in the next chapter. Based on the maximum build-out population of 30,000 and a level
of service of 4 acres per 1000 persons, this park should be approximately 120 acres in size.
However, it is very possible that the area will not develop to its maximum density. If the area
develops in a relatively low density manner, the demand for community parkland would be
reduced. Therefore, it is recommended that the entire 120 acres of community parkland be
acquired, but development should occur in phases to allow for flexibility of selling unneeded land
or using it for other community purposes in the future.
111 Neighborhood parks are intended to serve the recreational and social needs of residents who are
within approximately '/s mile (walking distance) of the park. They contain leisure time and
4 recreational facilities that generally do not attract large numbers of users from outside the
neighborhood, such as plazas for neighborhood events, open play areas, multi-purpose practice
fields for soccer and baseball, tennis and basketball courts, picnic shelters and playgrounds. To
accommodate a multi-purpose play field and other more passive uses, a neighborhood park is
ideally 5 to 8 acres in size.
Neighborhood parks are based on maximum build-out densities. As with community parks, the
_ range of potential needs for neighborhood parks will vary with actual population and location of
that population within the MUD area. Based on the maximum build-out and a level of service of
two acres per 1000 population, the total neighborhood parkland need would be 60 acres, or seven
to ten parks. Nine parks are shown on the plan. A lower density development scenario would
reduce the total acreage and number of parks. Because of this potential range, it is recommended
that the need for neighborhood parks be tracked with development proposals, and park sites
acquired when approximately one-half of the need for a park is demonstrated within a one-half
or three-quarter mile radius (e.g. 1,200-1,500 people).
4.4.4.2 Trails
A regional trail system is shown that follows St. Vrain Creek, the canal between Union Reservoir
and St. Vrain Creek, the railroad right-of-way south of the creek and along Boulder Creek. These
trails are logical extensions of the trails planned by adjacent communities and Boulder County,
and are important regional and local resources. Additional trails are shown throughout the MUD
area to provide connections between residential areas and other attractions.
4.4.4.3 Floodplain
-- The majority of the land associated with Limiting Site Factors is located along St. Vrain, Boulder
and Idaho Creeks. Its outermost limits is defined by the FEMA 100-year floodplain. Although
46
Mixed Use Development Plan
._ rte
r i ft J U L 1 9 2000
igptil4cr. PHONE (970) 356-4000, EXT. 3750
liD FAX: (970) 304-6497
1111 H STREET
P.O. BOX 758
GREELEY, COLORADO 80632
COLORADO
July 17, 2000
Conrad Dale and Martha Ann Hopp
c/o Robert L. and Winifred J. Siegrist
875 W. 64th St.
Denver CO 80221
Dear Sir and Madam:
The Weld County Assessor records show you as the owner of the property shown on the attached
map. The Weld County Public Works Department is proposing a new arterial through this area.
This new roadway is intended to reduce the traffic impacts of the Mixed Use Development Areas
on the I-25 Frontage Road. As the Weld County Traffic Engineer, I would like to discuss the
possible alignments with you.
I have a preliminary sketch of possible alignments and would like to schedule a meeting to
receive feedback from you. I would appreciated it if you could please call me as soon as possible
at (970) 356-4000 ext 3788.
Sincerely,
��t
Diane M. Houghtaling,P.E.
Traffic Engineer -
M:\WPFILES\dianc\9_5_letter.wpd
EXHIBIT
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