HomeMy WebLinkAbout20012291.tiff Town of Mead
P.O.Box 826
441 Third Street
Mead"A Little Town Mead,Colorado 80542-0828
With•Big Future- (970)535-4477
Aug. 6, 2001
CERTIFIED MAIL# 7099 3400 0018 5009 5772
Mike Geile, Chairman
Weld County Board of Commissioners
P.O. Box 758
Greeley, CO 80632
RE: Required Annexation Impact Report- Westrian Ranch Annexation to the Town of
Mead.
Gentlemen:
In accordance with the requirements of C.R.S. § 31-12-108.5, enclosed is a copy of the
Annexation Impact Report prepared for the proposed Westrian Ranch Annexation to the Town of
Mead. You have received prior notice of the public hearings before the Planning Commission and
the Board of Trustees for this proposal. In the event that you have any questions regarding this
Annexation Impact Report, or the proposed annexation, you may contact Richard E. Samson, the
Town's Attorney, at(303) 776-1169.
Very truly yours,
9.441Y-' "2/1
Judy L. Hegwood
Town Clerk
Impact CoverLetter to County-Westrian Rent.wed 11/6/00(9:04 AM) 2001-2291
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ANNEXATION IMPACT REPORT
WESTRIAN RANCH ANNEXATION
TO THE TOWN OF MEAD
August 2, 2001
Prepared for:
Town of Mead
P.O. Box 626
Mead, Colorado 80542
Information Prepared by:
Land Architects Inc.
2681 West Alamo Avenue
Littleton, Colorado 80120
Table of Contents
Page
Annexation Impact Report 1
II. Narratives Assessing the Impact of the Annexation 3
III. Exhibits 6
A. The Impact Report Map - "Westrian - Vicinity Map, Page 1 of 3."
B. Annexation Map-"Westrian -Annexation Map, Page 1 and 2."
C. Concept Map - "Westrian - Concept Plan, Page 2 and 3."
F. Letter of Intent-Westrian Ranch Annexation.
G. Weld County 1-25 Mixed Use Development Area Plan.
Forward:
This "annexation impact report" has been prepared pursuant to Section 31-12-108.5 Colorado
Revised Statutes, 1986 Repl. Vol. Contained in the Exhibit Section are maps depicting the
proposed annexation, the existing and proposed public services to the property and the existing
and proposed land use for the property.
I. Annexation Impact Report:
1. Site Boundaries: Please see "Westrian - Vicinity Map, Page 1 of 3."
2. Street, Utilities, and Other Infrastructure: Please see "Westrian -Vicinity Map, Page 1 of
3."
3. Copy of Final Annexation Agreement: Not available at this time.
4. Municipal Services:
a. Water: Public water will be provided by the Little Thompson Water District by
way of existing water mains in State Highway 66 along the northern edge of the
property. The water service system within the development will be constructed by
the developer on behalf of the Water District.
b. Sanitary Sewer: Public sanitary sewer will be provided by the St. Vrain Sanitation
District. The St. Vrain Sanitation District has constructed the North Line
Extension, (a major trunk line extending to the district' s treatment facility), which
has been size to adequately handle the wastewater disposal for the ultimate build
out of this project.
c. Storm Water: Storm water drainage from the development will be detained in
released at historic rates. Storm water release will be directed toward this St.
Vrain Creek.
d. Other utilities such as gas, electric and telephone are adjacent to this site and
will be provided by those companies holding a franchise with Town.
e. Fire protection is provided by the Mountain View Fire Protection District.
f. Weld County Sheriff's Office provides the law enforcement under contract with
Town.
5. Method of Finance:No municipal financing is needed or required for the Westrian Ranch
project. All improvements adjacent to the site will be provided by the Applicant.
6. School District and Other Special Districts:The Westrian Ranch project is within the
following school and special districts:
a. St. Vrain Valley School District RE-1J.
Page 1 of 6
b. Mountain View Fire Protection District.
c. Little Thompson Water District.
d. St. Vrain Sanitation District.
e. Northern Colorado Water Conservancy District.
f. St. Vrain Left-hand Water Conservancy District.
7. Effect on the School District:
a. This development will generate approximately 628 students. This is based on us
didn't yield of .66 for single-family detached units. This yield is itemized as
follows:
333 Elementary students, or 63% of standard capacity of a 525 students
elementary school.
ii. 133 Middle level students, or 18% of the standard capacity of a 750
student Middle level school.
iii. 162 High school students, or 14% of standard capacity of a 1200 student
high school.
b. A portion (approximately 10 acres) of the 21.41 acre open space, centrally
located within the development, is intended for an elementary school site.
Page 2 of 6
il. Narratives Assessing the Impact of the Annexation (provided by Land Architects
Inc.):
1. Fire Protection: Fire protection will be provided by the Mountain View Fire Protection
District. The property is within the American Medical Response of Colorado area of
service.
2. Parks and Recreation:
a. The proposed development is approximately 317.14 AC, of which 51.32 AC will
be dedicated to the Town of Mead as open space. Through the use of a
pedestrian trail access along the canal and parkway collector street which
connects to the central park feature, open space is integrated throughout the
community. 16% of the total property is open space.
b. The neighborhood parks and the perimeter open space will be dedicated to the
Town of Mead, but will be maintained by the Home Owners Association (HOA).
The allocation of funds for maintenance of all common open spaces will be
determined by the HOA at the time of its inception. In addition, the HOA will
maintain the detention areas. Other parkland and open space (i.e. canal
greenway, community park) will be dedicated to the Town of Mead and will be
maintained by the Town of Mead.
c. A unique feature on site is the canal that runs west to east through the southern
portion. This feature and adjacent native vegetation will be preserved and utilized
for pedestrian trail connections to the community park and potential school site.
3. Environmental Considerations:
a. There are no areas designated as wetlands within the limits of the site.
b. There is an existing farmhouse and outbuildings at the north end of the site. This
farming operation utilized pesticides, fertilizers and petrochemical fuels. A Level
I Environmental Assessment will be conducted prior to Final Plat.
c. Noise and vibrations within the development will be minimal and will comply with
all rules and regulations of the Town of Mead and the Weld County Health
Department.
d. Smoke, dust, and odor will not be an issue with the proposed development. The
land uses proposed will not generate smoke or odors. Additionally, all roads will
be paved, therefore no dust will be generated.
e. Heat, light, and glare will be controlled by landscape and development design.
f. Visual/aesthetic impacts of the development will blend with its' natural
surroundings and will adhere to Town of Mead development requirements.
g. No high voltage uses are proposed within the development, therefore, electrical
Page 3 of 6
interference is not an issue.
h. Water pollution will be prevented by installing erosion control measures during
construction, monitoring existing oil and gas facilities, and providing public
sanitary sewer.
There are no areas designated as wetlands within the limits of the site.
j. Erosion and sedimentation will be kept to a minimum through adequate
landscaping and site design.
k. Excavating, grading, and filling will occur on the site in order to create roads and
building sites as well as detention basins. However, cut and fill will be kept to a
minimum through sensitive site planning.
Drilling, ditching, and dredging will occur on-site. Normal excavation related to
construction of buildings and roads is expected. Excavated material will be used
in areas on-site that require fill.
m. Air pollution (e.g., burning of trash, diesel trucks, etc.)within the development will
not occur.
n. Solid waste will be disposed of by a local trash company. The regional
commercial and employment center will have dumpsters and residential
development will have curbside service.
o. The majority of the property is being farmed, therefore, wildlife habitat will not be
eliminated. The area that maintains wildlife on-site is mainly the irrigation canal
corridor. This area will be preserved as open space and trail linkages.
P. Existing vegetation has been removed through farming. However, the area along
the irrigation canal has some native vegetation that will be preserved to the
greatest extent possible.
q. No radiation or radioactive material exists on-site.
r. Oil/Gas Wells: There is one functioning oil/gas well and its auxiliary storage
facilities located on the site as well as two functioning oil/gas wells and their
auxiliary storage facilities partially located on the site. These are intended to
remain until such time that they become abandoned and plugged.
s. The proposed development is not located within a flood hazard, geologic hazard,
or airport overlay district.
4. Economic Development Potential:
a. This development provides a multitude of economic development opportunities
for the Town of Mead. The Regional Commercial area (22.3 acres,
accommodating up to 242,847 square feet)will provide space for new
Page 4 of 6
businesses. These businesses will provide jobs for residents of Mead and will
generate sales tax revenue for the Town. The Employment/Commercial area
(20.50 acres, accommodating up to 303,613 square feet) has the potential to
generate a large number of jobs and could also generate sales tax revenue. In
addition, if a hotel were to locate in this area, additional economic opportunities
(e.g. meetings) could be created.
b. Construction of this development, estimated to be over 200 million dollars, will
create employment and service/sales opportunities for residences and
businesses in Mead.
c. Housing portion of this development will increase the population of the Town of
Mead, thereby increasing the customer base for existing businesses and creating
the need for additional businesses. Some of these new businesses will locate
within the development, others will be in other locations within the Town.
d. In addition, The Town of Mead will benefit from typical municipal revenues (e.g.
building permits, parks fees, property tax, etc.). These are itemized on Form
D-4, Fiscal Analysis.
5. Compatibility with Town Policy:
a. Street Master Plan - It is the applicant's intent to construct roads which meet or
exceed the Town of Mead's Land Use Code and the Standard Design Criteria
and Construction Requirements, Volume 1. Minor Streets will have a 54' ROW.
The street running north-south through the development, although meeting the
definition of a collector street, will be constructed as a divided parkway. The
width of pavement on both sides of the median will be 24' and the total width of
the right-of-way will be 100 feet. (see the Concept Plan, sheet 3, for additional
information).
b. Subdivision Plan - N/A.
c. Comprehensive Plan.
The land uses proposed by this development are consistent with the land
uses shown on the Weld County MUD Plan.
ii. On the Town of Mead Comprehensive Plan, this area is not delineated
with a land use designation. We are therefore deferring to the
designations on the Weld County MUD Plan.
iii. The applicant understands that, in order to be annexed into the Town of
Mead, the comprehensive plan (and related agreements with Weld
County)will need to be amended to include this property.
d. Land Use Code:
It is the intent of this development to comply with the requirements of the
Page 5 of 6
Town of Mead Land Use Code. However, the Concept Plan submitted
represents a preliminary design. If the plan is modified, due to comments
from the Town of Mead or due to conditions not know by the Applicant at
this time, the Applicant may decide to vary from these requirements, with
the approval of the Town.
ii. The proposed development is a mixed-use project. Typically, re-zoning of
the property to a Planned Unit Development (PUD) classification would be
requested for such a project. Currently, the Town of Mead does not have
such a classification. It is our understanding that a PUD classification is
being prepared. If a PUD classification is added to the Land Use Code at
the time we request zoning for this property, we are willing to meet the
corresponding requirements.
iii. The Land Use Code, in regards to park land dedication, allows for either
the dedication of land or the payment of cash in lieu of land. At this time,
the Applicant wishes to dedicate a portion of the required quantity of land
and to pay cash in lieu of the portion of land not given. The cash will,
instead of being paid directly to the City, be used-to construct facilities
within the dedicated park land.
e. Existing and Adjacent Land Use: At this time, the land use of properties
immediately adjacent to this proposed development is farmland. Between this
development and Interstate 25, there are properties with commercial and
industrial land uses. In the future, no conflicts are anticipated between this
development and adjacent properties since surrounding land uses to the west
and south, on the Weld County MUD Plan, have been designated for similar
land uses. Properties to the northwest have been designated for
Commercial/Industrial Uses on the Town of Mead Comprehensive Plan.
III. Exhibits:
A. The Impact Report Map- "Westrian - Vicinity Map, Page 1 of 3."
B. Annexation Map -"Westrian -Annexation Map, Page 1 and 2."
C. Concept Map -"Westrian - Concept Plan, Page 2 and 3."
F. Letter of Intent-Westrian Ranch Annexation.
G. Weld County 1-25 Mixed Use Development Area Plan.
Page 6 of 6
May 21, 2001
Judy Hegwood, Town Clerk
Town of Mead
441 Third Street
Mead, CO 80542
RE: Annexation Application - Westrian Ranch (Douthit Property)
Dear Ms. Hegwood,
We respectfully request annexation of the 317-acre Westrian Ranch, (Douthit Property),
into the Town of Mead for the purpose of creating a mixed-use development including
residential, employment and commercial land uses. It is our hope that such a
development will provide the Town of Mead with additional sources of revenue and will
provide its citizens with additional housing, retail and employment choices. Furthermore,
it is our intention for this development to provide a high quality environment in which
people can live, work and play.
PROJECT LOCATION AND DESCRIPTION
This tract of land lies between County Road 28 and State Highway 66, approximately'
mile east of Interstate 25. Its eastern boundary is adjacent to County Road 11. County
Road 9.5 is proposed along the western boundary of the property. Approximately 1/4 of
the property's boundary is contiguous to properties previously annexed by the Town of
Mead(including the right-of-way of State Highway 66). The adjacent rights-of-way for
County Roads 28 and 11 are included in the area to be annexed.
This development proposes the following land uses:
• Single-Family Residential (Zoning Classification MD) - 950 dwelling units
(151.96 acres), 3.65 dwelling units per acre.
• Regional Commercial (Zoning Classification CR)— 30.34 Acres, .25 floor area
ratio, 242,847 square feet
• Employment/Commercial (Zoning Classification CR/I)- 27.35 Acres, .34 floor
area ratio, 303,613 square feet
In addition, 51.30 acres will be dedicated to the Town of Mead for open space and
recreation uses. This acreage includes a 50-foot wide tract surrounding the development,
several 1.5 acres neighborhood parks and a 21.41 acre tract at the center of the
development. Part of this large site could be used for construction of an elementary
1
school. There will also be approximately 21 acres used for storm water detention
facilities and approximately 28 acres dedicated to the Town for pubic roads.
In closing, we would like to express our desire to hold a Special Election in December of
this year and have the Town of Mead vote on this proposed annexation at that time.
Please feel free to contact us with questions and requests for additional information.
Your prompt consideration and action on this proposal will be greatly appreciated.
Sincerely,
Terry 1. Rodrigue,
President, General Manager
Laguna Partners I, LLC
Enc.
2
WESTRIAN RANCH
WELD COUNTY, CO
CLIENT:
Laguna Partners I,LLC
6050 Greenwood Plaza Blvd.
Englewood,Colorado 00111
Phone;(303)713-9300
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DATE: 5/14/01
REVISIONS:
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Weld County I-25 Mixed Use Development Area Plan
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