HomeMy WebLinkAbout992216 PLANNED UNIT DEVELOPMENT CHANGE OF ZONE APPLICATION
PLANNING DEPARTMENT USE ONLY:
Case Number Application Fee:
Zoning District Receipt Number
Date Application Checked By:
Planner Assigned to Case:
TO BE COMPLETED BY THE APPLICANT: (Print or type only except for required signatures).
1 (we), the undersigned, hereby request hearings before the Weld County Planning Commission and the Board of County
Commissioners concerning the proposed PUD rezoning of the following described unincorporated area of Weld County.
LEGAL DESCRIPTION: See Exhibit A
(If additional space is required, attach an additional sheet of this same size or a copy of the deed)
120735000038 120735000051
PARCEL NUMBER:12.02i35.1)(111.( 9 120736000025 (12 digit number-found on TAX I.D. or obtained at the Assessor's
Office) 1.20735000049 120736000031
NAME OF PROPOSED PUD SUBDIVISION River Dance P.U.D.
EXISTING ZONING Ag PROPOSED
ZONING P.U.D.
TOTAL ACREAGE 486.75 OVERLAY DISTRICTS Flood hazard
PROPOSED DEVELOPMENT GUIDE SUBMITTAL (Specific or Conceptual)
conceptual
PROPERTY OWNERS OF AREA PROPOSED FOR PUD REZONING:
NAME Siegrist Companies, c/n Mike Siegrist PHONE (303) 427-8472
ADDRESS 875 W. 64th Avenue, Denver. CO 80221
NAME PHONE
ADDRESS
APPLICANT OR AUTHORIZED AGENT(if different than above *1
NAME Tuttle Applegate, Inc. , Molly 0rkild-Larson
ADDRESS 11990 Grant St. , Ste. 304 Denver, CO 80233-1136
HOME TELEPHONE BUSINESS TELEPHONE 03 4 2-6611
If agent is different from the property owner, please submit written documentation frog th property owner authorizing
said agent to represent the owner. (17_ r
i �
Signature. Owner or Authorized Agent
8
EXHIBIT
992216
mttleApplegate,Inc.
Consultants for Land, Mineral and Water Development
July 1, 1999
Mr. Ben Patton
Weld County Planning Department
1550 North 17th Avenue
Greeley, CO 80634
RE: RiverDance PUD—PUD Change of Zone Application
Dear Ben:
RiverDance is a Planned Unit Development proposal for residential and commercial
development. The parcel is located north and adjacent to the St. Vrain Creek and one
mile north of Interstate 25 and State Highway 119.
The development is 486.75 acres in size (see Exhibit A) and provides a range of
residential densities and a commercial area. Key amenities within the development
include; two lakes,which will be used for water sports and fishing, a clubhouse, riding
stable, swimming pool, pocket parks, wildlife viewing areas, and several miles of hiking,
biking, and equestrian trails.
A "riverside" theme is proposed for this development and will be expressed through the
architecture, landscaping, and water features. Native stone and wood will be implemented
in the common buildings, entry walls, and fences and indigenous or"native looking"
riparian vegetation will be used within the creek corridor and around other water bodies.
Streams located along roads will also add interest and reinforce the development's theme.
The residential development includes Lakefront Estate (12,000 SF lots), Equestrian
Estate (10,000 SF lots), Large Suburban(10,000 SF lots), Suburban (8,000 SF), Patio
Homes (5,500 SF) and Townhomes (8 DU/AC). Commercial development is proposed
along the I-25 frontage road and will serve mainly the residents within the development.
A gasoline station, video store, bakery, dry cleaners, and professional offices are uses that
are most likely to appear in the commercial area.
This letter supplies the narrative segment of the Change of Zone application
requirements, formatted in the same numerical order as indicated in the application.
1. Enclosed are the PUD Change of Zone, application forms, and an application fee
of$2,000.00.
11990 Grant Street, Suite 304 n Denver, Colorado 80233 a(303) 452-6611 a Fax (303) 452-2759
RiverDance PUD-- Change of Zc
Page 2 of 12
2. Letters of agreement for the relocation of oil/gas lines will be provided with the
Final Plat.
3. Enclosed is a certified list of the names, addresses and the corresponding parcel
Weld County Assessor identification number of owners of property within 500
feet of the subject property (see Exhibit B).
4. Enclosed is a certified list of the names and addresses of mineral owners and
lessees of mineral owners on or under the parcel of land being considered (see
Exhibit C).
5. The Change of Zone Plat Map is enclosed in the plan set provided.
6. Major components of the Development Plan are described below.
7. The following information is included in order to address concerns expressed in
the Sketch Plan.
• Weed Management Plan
• Water Quality Management Plan
Development Guide Components:
The following development guide is submitted in the conceptual format.
Component One - Environmental Impacts
1A. Noise and vibration within the development will be minimal and will comply with
all rules and regulations of the Weld County Health Department.
1B. 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.
IC. Heat, light, and glare will be controlled by landscape and development design.
1D. Visual/aesthetic impacts of the development will blend with its' natural
surroundings and will adhere to Weld County development requirements.
1E. No high voltage uses are proposed within the development, therefore, electrical
interference is not an issue.
1F. By installing erosion control measures (i.e., straw bales and silt fences) on-site
during construction, monitoring existing oil and gas facilities, and providing
public sanitary sewer, no water pollution is anticipated. In addition, all storm
water will be directed to detention areas and released at 100-year rates. Water
quality issues are further discussed in the Preliminary Drainage Report and Water
Quality Management Plan.
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1G. The St. Vrain Sanitation District will handle wastewater disposal for this
development. New sanitary sewer lines are proposed to bisect the site in an east-
west direction with the option of extending service under I-25. This line will also
extend north along the east side of the northwest quarter section of Section 35. It
is anticipated that the line will be extended next spring.
1H. Existing wetlands on-site will be maintained as much as possible and many are
within proposed open space of the development. However, wetlands that are
impacted will be mitigated by constructing new wetlands around the lake adjacent
to the 1-25 frontage road and the major drainageway along the eastern edge of the
property.
The applicant has met with Rex Fletcher of the Army Corps of Engineers to
discuss the wetlands on-site. A 404 permit application will be submitted with the
Final Plat.
1I. Erosion and sedimentation will be kept to a minimum through adequate
landscaping and site design. Water quality issues are further discussed in the
Preliminary Drainage Report and Water Quality Management Plan.
1J. Excavation, filling, and grading will occur on-site. The slopes north of both lakes
will require grading in order to create roads and residential building sites. Cut
from these slopes will provide adequate grades for the entrance road and other
areas throughout the site.
1K. Drilling, ditching, and dredging will occur on-site. Normal excavation related to
construction of buildings and roads are expected. Excavated material will be used
in areas on-site that require fill.
1L. Air pollution (e.g., burning of trash, diesel trucks, etc.) within the development
will not occur.
1M. A local trash company will dispose of the solid waste within the development.
The commercial area will have trash receptacles and residential development will
have curbside service.
IN. A portion of the property is being farmed which does not provide quality wildlife
habitat. The wildlife that is present on-site resides in the wetlands, lakes, and
creek corridor and a majority of these areas will be enhanced or preserved as open
space. Small areas of wetlands will be impacted but disturbances will be kept to a
minimum and new wetlands created.
1O. Existing vegetation has been removed through mining activities on the property.
However, there are areas on-site with native vegetation (i.e., wetlands and creek
corridor) and where possible, will be preserved.
RiverDance PUD-Change Lone
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1P. No radiation or radioactive material exists on-site. At the time of development of
each lot, a radon test will be conducted, and if necessary, a radon mitigation
design will be incorporated into the dwelling.
Component Two - Service Provision Impacts
2A. The site is within the St. Vrain School District. Scott Toillion of the St. Vrain
School District has been contacted and a school site on the property is not
necessary. The District will accept a cash-in-lieu of land dedication which the
applicant is willing to pay (see Exhibit D).
2B. Law enforcement will be provided by the Weld County Sheriffs Office. This
development will assist the Sheriffs department by establishing clearly marked
streets and homes within the development.
2C. The Mountain View Fire Protection District will provide fire protection. A
majority of their Sketch Plan comments is addressed in this submittal; however,
detailed information such as size of water lines and a water model will be covered
in the Final Plat.
2D. Pridemark serves the property for ambulance service. To assist in a quick
response time for this service, streets and addressing will be clearly marked within
the development.
2E. The access roads into the site are collectors and the remaining streets are local
residential (see Plat Map). The right-of-way widths for collector and local streets
are 80 and 60 feet, respectively. However, the local streets abutting the lakefront
lots maintain an 80-foot right-of-way to accommodate the proposed sanitary
sewer line and other utilities.
The development's road sections deviate from the County standards by proposing
two detached sidewalks and two attached sidewalks for the collector and local
roads respectively. Providing detached sidewalks along the collector roads will
enable more separation and buffering between vehicular traffic and pedestrians.
Attached sidewalks along the local streets will eliminate a small strip of
landscaping between the back of curb and sidewalk, which will reduce the amount
of maintenance within the development.
Improvement agreements for roads on and off the property will be submitted with
the Final Plat.
2F. A revised traffic impact analysis prepared by a registered engineer is attached.
Comments from Felsburg, Holt and Ullevig have been addressed in this analysis.
2G. Storm water drainage from the development will be held in detention basins and
released at historic rates (see Preliminary Drainage Report). These basins not
only detain the water but also improve the quality of the water by removing silts
RiverDance PUD-Change of Z,
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and contaminants. The release of the water will be directed toward the lakes and
St. Vrain Creek.
2H. Utility providers for the property include:
Gas - KN Energy
Phone - US West
Electric - United Power
See Exhibit D for letters of service. Gas, water, and electric lines are present on-
site.
Gas
Three gas lines are located on the property (1 - Kaneb, 2 - KN Energy). Portions
of the KN Energy lines need to be relocated to allow for the development on-site.
The developer is presently working with this company to obtain approval for
these relocations and to establish easements. A 30-foot strip along the main
collector is provided for the placement of these gas lines.
Water
Little Thompson Water District/Central Weld Water District has a waterline that
bisects the property in a north-south direction. This line will not be relocated;
however, a portion of the line's easement within the proposed collector will be
vacated and rededicated as road right-of-way.
Electric
A Union Rural Electric Association(a.k.a. United Power) line and easements (10'
and 16') are situated on-site. These lines will be removed and the easements
vacated. The developer is working with United Power on vacating the easements
on-site. Proposed locations of utilities are illustrated on the Preliminary Utility
Plan of the plan set submitted.
21. The Little Thompson Water District provides potable water. See Exhibit D for
the letter of service. A service agreement will be submitted with the Final Plat.
2J. St. Vrain Sanitation District will provide sanitary sewer service to the
development. See Exhibit D for the letter of service. A service agreement will be
submitted with the Final Plat.
Component Three - Landscaping Elements
3A. See landscape plans enclosed.
Landscape elements within the development include:
RiverDance PUD- Change Lone
Page 6 of 12
Entry Landscape
The entrances of the development will be landscaped and contain an entry wall or
walls with the development's name. Three rail fencing with stone pilasters will
also be incorporated in these areas (see Preliminary Landscape Plans).
Pocket Parks
Two pocket parks are proposed (see Plat Map and Preliminary Landscape Plans).
The park adjacent to the townhomes will consist of a playground and a shelter.
All structures within this park will be setback a minimum of 150 feet from all oil
and gas wells to allow sufficient accessibility to these structures.
The other park will contain a multi-use field for soccer, football, volleyball, etc.
A picnic area will also be provided within this park. Both parks are linked to
surrounding neighborhoods through sidewalks and accessible to the
development's trail system.
Water Features
A fountain will be situated in the lake adjacent to the 1-25 frontage road. The
fountain will serve as a focal point but also assist in aerating the lake.
A stream will be situated along the main collector road and several of the local
roads (see Plat Map). This element will provide interest and reinforce the
development's "waterside" theme. The developer is presently working with the
Little Thompson Water District and Highland Ditch Company regarding this
matter.
There are several ponds illustrated on the Plat Map and are both are located in the
northwest portion of the site. The most northern pond will serve as a focal point
but also an area to store water for irrigating the development's landscape. The
other pond will serve mainly as a visual amenity but also habitat for wildlife
within the area. A streambed connects the two ponds, which will assist in the
water quality of the lower pond. The developer is presently working with the
Little Thompson Water District and Highland Ditch Company regarding this
matter.
The application of these water features and their water source will be solidified in
the Final Plat.
Round About
The raised median area within the round about will be landscaped and serve as a
focal point along the road corridor. No plantings will inhibit sight distances.
Lake Open Space
Areas surrounding the lakes that are disturbed will be re-vegetated with the
appropriate grass species (see Preliminary Landscape Plans).
RiverDance PUD -Change Zone
Page 7 of 12
Trail System
See Component Five.
Landscaped Berm
See Component 3B.
3B. Compatibility between different land uses on-site and off-site will be achieved
through landscape buffers and berms, and fencing. A 50 foot wide area adjacent to
the I-25 Frontage Road will contain a vegetated berm. This berm will serve as a
buffer between the proposed commercial area and the I-25 corridor. This
vegetative screen will also assist in screening the parking within the commercial
area. A two-story layer of vegetation will be implemented and plant species will
consist of a mixture of deciduous and evergreen plant species. A berm will not be
required along the development's west lake since the lake itself acts as a buffer.
The application of these landscape treatments will be further identified in the
Final Plat.
The developer will landscape the CDOT right-of-way and the common open
space whereas, individual homeowners will landscape their properties at the time
of construction. Landscaping and open space designs will adhere to the intent of
Section 2.6 of the MUD Plan.
3C. A maintenance schedule for the development's landscaping will be provided with
the Final Plat.
3D. An On-Site Improvement's Agreement will be submitted with the Final Plat.
3E. The developer is presently working with Little Thompson Water District and the
Highland Ditch Company to determine what water source will be used for
irrigating the development's landscape. Evidence of this water source will be
submitted with the Final Plat.
Component Four- Site Design
4A. Unique features on the property include: St. Vrain Creek, wetlands, two lakes, one
pond, and south facing slopes that command views of the lakes and creek
corridor. A majority of the property possesses views of the mountains including
Longs Peak. Consideration of these features is evident by the orientation of the
residential lots toward the mountains and lakes.
4B. The proposed development is consistent with the Weld County Comprehensive
Plan by encouraging planned and managed growth within the MUD area.
4C. The proposed uses within the PUD are RI, R4, and C2. Development guidelines
for each use are as follows:
RiverDance PUD-Change ?one
Page 8 of 12
RI
Residential Type: Lakefront Estate, Equestrian Estate, Large Suburban, Suburban, and
Patio Home.
Minimum Lot Size: Lakefront Estate: 12,000 SF, Equestrian Estate: 10,000 SF, Large
Suburban: 10,000 SF, Suburban: 8,000 SF, and Patio Home: 5,500 SF
Minimum Setback: Patio Home: Front and Rear - 20', Side - 0' and 15', Other RI: 20'
Maximum Building Height: 48'
Maximum Building Coverage (%): 50
R4
Residential Type: Townhome
Minimum Setback: 10'
Maximum Building Height: 48'
Maximum Building Coverage (%): 70
C2
Commercial Type: General Commercial
Minimum Setback: 20'
Maximum Building Height: 35'
Maximum Lot Coverage (%): 85
Uses: To include restaurants with outdoor seating, gas station, and stores and shops with
24 hours of operation as a use by right.
Community Center
Minimum Setback: 20'
Maximum Building Height: 35'
Uses: Club house with meeting rooms and a small restaurant, swimming pool, tennis
courts, picnic areas, and dock areas for boats.
The maximum building coverage will be determined at time of Final Plat.
Equestrian Center
Minimum Setback: 10'
Maximum Building Height: 35'
Uses: A riding stable with associated out buildings, small riding arena, office, and picnic
area. Homeowners within the development will be able to rent or stable their horses at
this facility.
The maximum building coverage will be determined at time of Final Plat.
The development guidelines within the zoning ordinances have been modified to provide
a more aesthetic development. This is consistent with the flexibility allowed through the
PUD process. No conflicts are anticipated with this development since surrounding land
uses will be similar in nature.
4D. The proposed uses within the PUD zoning district will be compatible with the
surrounding land uses. The surrounding properties are currently zoned
agricultural and when developed, as identified in the MUD Plan, will compliment
the PUD with residential and commercial uses. Those moving into the
RiverDance PUD- Change Zone
Page 9 of 12
development will be made aware of existing agricultural uses in the surrounding
area.
4E. The proposed development is located within the flood hazard overlay district,
however, no structures are proposed within the floodway. FEMA lists the lake
area as Zone A; therefore there are no detailed base flood elevations. Mining has
occurred in the floodplain, which has increased the ability of the over bank to
handle more floodwater. To establish the new floodplain boundary, a Conditional
Letter of Map Revision (CLOMR) will be submitted to FEMA and approval
received prior to on-site construction.
Component Five - Common Open Space Usage
5(1). The development is approximately 486 acres in size of which 227 acres is open
space. The open space acreage includes any land or water that is natural or
manmade (i.e., landscaped entry areas). Forty-seven percent of the total property
is dedicated, as open space, which exceeds the 20% required.
A Preliminary Weed Management Plan is included in this submittal to address
concerns of undesirable plant species that are existing or may occur on the
property. See attached plan.
Trail System
Through a trail system, open space and neighborhoods throughout the PUD are
interconnected (see Plat Map). The trail system encircling the development
consists of a pedestrian and bicycle path and an equestrian trail. Neighborhoods
will be connected to this trail system by sidewalks throughout the development.
The pedestrian/bicycle path is separate from the equestrian trail (see Preliminary
Landscape Plans) and the distance between these paths will vary depending on the
topography. The pedestrian/bicylce path is ten feet wide and constructed of
concrete. The equestrian trail consists of existing soil and five feet in width.
Specific trail design will be presented in the Final Plat.
The equestrian trail will be located within the 30 foot wide area adjacent to the
development's main collector. A portion of this 30' strip will also accommodate
the relocated oil and gas lines (see Plat Map).
The pedestrian path along the collectors deviates from the County's standard
section. To provide more of a buffer between pedestrians and vehicular traffic, a
7.5 foot landscape strip is proposed. Shade trees with grass will be planted within
this landscape strip.
The County has been contacted about connecting to a regional trail but no
meetings have occurred.
RiverDance PUD -Changt Zone
Page 10 of 12
Lake Area
This open space consists of two lakes (the two western most lakes are to be
combined), natural area surrounding the lakes, and a portion of the St. Vrain
Creek corridor. The lake perimeter is open to all of the development's residents,
except the north shore of both lakes, which are private. Many of the Lakefront
Estate lots abut the lake. The east end of the east lake will also be private and
used only by a few homeowners within the development.
Motor boats and water skiing are allowed on the large lake whereas more passive
uses such as fishing, canoeing, etc. will occur on the west lake. Dock areas will
be provided on both lakes and the Lakefront Estate lots will have the option of
locating a dock on their property.
Wetlands
Wetlands will be preserved as much as possible on the property. These areas will
be natural and viewed from adjacent trails.
Pocket Parks
See Component Three
Other Open Space Areas
See Component Three
5(2). All the common open spaces will be owned by the Homeowner's Association
(HOA). The open space will be maintained through a monthly homeowner's fee.
Monthly fees are difficult to determine at this time and will be further explored in
the Final Plat.
5(3). An On-Site Improvements Agreement will be provided with the Final Plat.
Component Six - Signage
6(I)A. Prior to construction of any sign, a Weld County building permit will be obtained
from the Weld County Planning Department.
6(1)B. Construction of all signs will not obstruct the free and clear vision of motorists.
6(1)C. Signs shall not be erected, constructed, or maintained within, over, or upon the
right-of-way of any County, State or Federal road or highway except as expressly
allowed by state statue and permitted by CDOT.
6(1)D. All signs and their components will be of sound structural quality and will be kept
in a state of good repair with a clean and neat appearance.
6(2). All signs will be constructed according to the specifications as stated in Section
6.3.6.4 of the Weld County PUD Ordinance.
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Page 11 of 12
6(3)A. A set of sign standards will be submitted at Final Plat.
6(3)B. All signs will comply with the sign regulations of the County and shall be for the
purpose of assuring harmony and visual quality throughout the development.
6(3)C. Sign standards will be approved prior to Final Development approval.
6(3)D. All signs in the development will adhere to the sign standards as stated in the
Weld County MUD Ordinance and in the development sign standards.
6(4)A. Roof signs will be mounted and supported wholly upon or over the roof of any
structure with slopes less than 75% from horizontal.
6(4)B. Motor vehicles, trailers, or portable bases with wheels will not be used as a sign
structure.
6(4)C. No attracting devices, including mechanical or electrical appurtenances will be
allowed within the development.
6(4)D. All temporary signs will be removed within ten days after the promoted event.
6(5). There are no non-conforming signs presently on-site.
Component Seven - MUD Impact
The PUD is within the MUD Plan area. Majority of the PUD follows the Structural Land
Use Map. The development is consistent with the Land Use Map by preserving the area
identified as Limiting Site Factors as open space. A portion of the townhome and single
family residential components overlap the area identified as Employment Center. This
development aligns with the residential lots proposed to the north, encouraging
compatibility between the two developments.
Commercial uses will be oriented mainly towards residents within the development since
the property is more than a mile from the I-25/SH 119 Interchange. The commercial uses
proposed (i.e., gas station) will provide convenience and reduce unnecessary trips for the
development's resident. The 20.7 acres provided for the commercial component is
sufficient in meeting the needs for this development and the surrounding area.
The PUD will meet the MUD Plan by adhering to the following:
• Community Form and Structure - This component of the plan will be fulfilled through
a creative site design that encourages: preservation of natural on-site features,
aesthetic building sites, open space, an extensive trail system, a range of residential
densities, commercial services that are conducive to residential development, a safe
environment, and compatibility with surrounding land uses.
RiverDance PUD- Change Zone
Page 12 of 12
• Public Facilities and Services - The PUD will provide adequate infrastructure and
services without burdening surrounding communities and will provide mechanisms
for funding public facilities and services through development fees.
• Transportation and Circulation - safe vehicular and pedestrian systems will be
provided in the PUD.
• Structural Land Use Categories - The PUD will provide a variety of residential
densities. The type of residential uses proposed within the development will adhere
to the MUD Plan.
• Common Open Space - Open space is for the enjoyment of the residents within the
development. However, the public is expected to use the trails within the
development if linked to a regional trail system.
The percent open space required is achieved, with approximately 47% designed as
open space.
All open space will be maintained by the HOA.
• Lot Coverage - The maximum lot coverage regulations will be adhered to in the PUD
by the specified uses in Component Four— Site Design.
• Landscaping - The PUD's landscaping will be sensitive to the character of the area by
preserving, as much s possible, the vegetation along the St. Vrain Creek and wetlands
on-site. Landscaping techniques will be used to buffer the development and to soften
buildings in the landscape. All parking landscape requirements will be upheld.
• Signs - All signs within the development will adhere to the MUD regulations and the
sign standards will be approved prior to Final Development approval.
Component Eight- Intergovernmental Agreement Impacts
No IGA agreements govern the development proposed.
Should you have any further questions, please do not hesitate to contact me.
Sincerely,
TUTTLE APPLEGATE, INC.
Molly Orkild-Larson, AICP
cc: Mike Siegrist, File 99-122
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