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Home My WebLink About20002301.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS Moved by Arlan Marrs that the following resolution be introduced for passage by the Weld County Planning Commission. Be it resolved by the Weld County Planning Commission that the application for. Case Number: Comprehensive Plan, Ordinance 147, County Code 2000-1 and Mixed Use Development Plan, Ordinance 191, County Code 2000-1 Planner: Anne Best Johnson Applicant: Louis Rademacher Mark Rademacher R & M Land Company Address: 13184 Weld County Road 13 Longmont, Colorado 80504 Request: Amendment to the Comprehensive Plan and Mixed Use Development (MUD) Plan Structural Land Use Map 2.1 to include an 80-acre parcel into the Mixed Use Development area. This amendment necessitates additional changes to reflect accurate land use as follows:Comprehensive Plan Table 5,Comprehensive Plan Urban Growth Boundary Map, MUD Plan Section 1.1.2, MUD Plan Maps 1.1 and 2.2. Legal Description: Located in the N2 NE4 of Section 36,Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado. Location: Located adjacent to and south of WCR 28., located adjacent to and west of WCR 13. be recommended favorably to the Board of County Commissioners as follows: Page 1-2 of the Comprehensive Plan, Item 2, Weld County Ordinance 147P states: A. Comprehensive plan amendment proposals shall be considered bi-annually with a public hearing process beginning in November or May of each year. The application for R & M Land Company was received on March 21, 2000. The July 18, 2000 public hearing was established on June 1, 2000. B. The petitioner shall pay for the cost of legal publication of the proposed amendment and all land use application fees. There is no fee associated with amending the MUD Map. There are fees associated with publication and the applicant is aware of this fee. C. A typewritten original and eleven (11) copies of the proposed Comprehensive Plan amendment must be submitted to the Department of Planning Services no later than October 1 or April 1 of each year to be considered for review and public hearings. The application materials were received on March 21. Additional materials were required from the applicant. Such materials were required prior to establishing a hearing date. It is important to note that the reason for the hearing process delay was that the Department of Planning Services was waiting for a preliminary traffic impact study from the applicant. The Department of Planning Services made the decision to set the Planning Commission hearing date and not penalize the other applicant. To date, this study has not been provided. This study is required by the Department of Public Works to adequately make a referral on these requests, and shall be required prior to establishing a Board of County Commissioner hearing date. 2000-2301 RESOLUTION, Ordinance 147-Q and Ordinance 119-E Rademacher Page 2 The following items shall be submitted as part of the proposed amendment: (1) A statement describing why the comprehensive plan is in need of revision. The applicant wishes to be included in the MUD Area due to the fact that they wish to develop the property in the future and want to follow MUD standards for development. Page 1-2 of the Comprehensive Plan states,"Evaluation of the Comprehensive Plan is necessary to provide an accurate statement of county land-use goals and policies based on current data and the needs of Weld County citizens." The applicant wishes to develop their property following PUD and MUD standards. This goal can only be accomplished by this amendment procedure. (2) A statement describing how the proposed amendment will be consistent with existing and future goals, policies, and needs of the County. The applicant stated the current property is not a very productive piece of agricultural land. The applicant is proposing a mixture of medium and low density residential development, with a small commercial area to serve area residents. The applicant is proposing the preservation of 30% of the land as open space. Comprehensive Plan C.Goal 4 states it is important to "Recognize the impact of new development on the natural environment and develop measures to mitigate these " Furthermore, O.Goal 6 states "Provision should be made for open space to meet human needs throughout the County in order to protect and enhance the quality of life and enjoyment of the environment." This development shall proceed through the F'UD development process which allows flexibility in development. This flexibility shall require the landowner to develop in a consistent manner that will not detract from the future goals, policies, and needs of the County as outlined in the MUD Plan, Comprehensive Ran and PUD Ordinance. In the case of an amendment to the 1-25 MUD area Map the proposed amendment must A. Demonstrate the proposed amendment is adjacent to and contiguous with the existing 1-25 MUD Area Map. This application is adjacent to the existing MUD Map area, with 14% of the proposed amendment being contiguous to the existing MUD area. B. Describe how the proposed amendment will not place a burden upon existing or planned service capabilities. This statement shall include how emergency services will be provided to the proposed area. The applicant has outlined how particular services shall be met. The applicant included a detailed description of Roads,Sewer,Water,Fire Protection,Law Enforcement,Schools,Parks and Open Space,and amenities to service the social, cultural and health needs of the future residents. A potential conflict does exist between the designated land use of a 10 acre gravel mining site in close proximity to 210 single family homes. Through the PUD process, potential conflicts shall be mitigated. Comprehensive Plan MUD.Goal 2 states,"To provide efficient and cost-effective delivery of adequate public facilities and services which assure the health, safety,and general welfare of the present and future residents of Weld County and the area." This development shall proceed through the PUD process which requires the developer to indicate details of service provision. C. Delineate the number of people who will reside in the proposed area. This statement snail include the number of school-aged children and address the cultural and social service provision needs of the proposed population. The applicant has preliminarily proposed a density of 210 single family homes to occur on 31 acres. This is a conservatively estimated population of 525 persons. St. Vrain Valley School District, RE-1J has indicated,"Should this proposal be considered for approval, the District would requires the cooperation and participation of the developer and County in implementing a separate agreement to help mitigate the impacts on the schools." Weld County would pursue this issue with the School District. RESOLUTION, Ordinance 147-Q and Ordinance 119-E Rademacher Page 3 In addition to the amendment to Map 2.1,the proposed amendments described above necessitate additional changes to reflect accurate land use. Such amendments are as follows: Comprehensive Plan Table 5 and the Comprehensive Plan Urban Growth Boundary Map. MUD Plan Section 1.1.3 Individuals may submit a proposal to amend the MUD Structural Plan in accordance with the procedures set forth in Section 1-2 of the Weld County Comprehensive Plan, as amended. Any applicant submitting a proposal to amend the MUD Structural Land Use Map 2.1 shall also submit a deed or legal instrument to the Department of Planning Services identifying their interest in the property. The applicant submitted the proper documents outlined above. In addition to the amendment to Map 2.1,the proposed amendments described above necessitate additional changes to reflect accurate land use. Such amendments are as follows:MUD Plan Section 1.1.2. MUD Plan Maps 1.1 and 2.2. Motion seconded by Stephen Mokray. VOTE: For Passage Against Passage Fred Walker John Folsom Cristie Nicklas Arlan Marrs Michael Miller Bryant Gimlin Jack Epple Stephen Mokray Cathy Clamp The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this case to the Board of County Commissioner's for further proceedings. CERTIFICATION OF COPY I, Trisha Swanson, Recording Secretary for the Weld County Planning Commission, do hereby certify that the above and foregoing resolution, is a true copy of the resolution of the Planning Commission of Weld County, Colorado, adopted on July 18, 2000. Dated the 18th of July,,2000. Trisha Swanson Secretary SUMMARY OF THE WELD COUNTY PLANNING COMMISSION July 18, 2000 Page 2 CASE NUMBER: Ordinance 147 and Ordinance 191 APPLICANT: Louis Rademacher and R& M Land Company and Columbine Land Resources PLANNER: Anne Best Johnson REQUEST: Amendments to the Comprehensive Plan (Ordinance 147) and Mixed USE! Davelopd ent (MUD)Plan Structural Land Use Map 2.1 to include 1)an 80-acre parcel,and 2)an 240 acre parcel. These amendments necessitate additional changes to reflect accurate land use as follow: Comprehensive Plan Table 5, Comprehensive Plan Urban Growth Boundary Map MUD Plan Section 1.1.2, MUD Plan Maps 1.1 and 2.2. Other amendments to both Ordinances include document-wide renumbering, spelling correcl:ions, type face. and alignment for consistency in both documents. Comprehensive Plan specific amendments include page 1-1 to reflect current amendment years; amendments to the Right to Farm Covenant, Amendment procedure; and design standard in Section 10. MUD specific amendments include Section 1.1.2.to reflect current boundaries and acreage arid cross.- reference to Map 2.1 rather than 1.1; placement of Map 1.1 in the Background Document; Design Standards in Section 2; pages 45-47 to reflect correct plan species nomenclature and provide a greater selection. LOCATION: Applicant#1)Located in the N2 NE4 of Section 36.Township 3 North,Range 68 West of the 6th P.M.,Weld County, Colorado. Applicant#2)Located a portion of the SW4 NW4 and all of the SE4 of Section 36,Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado. Anne Best Johnson, Planner, presented the changes to Ordinance 147P and Ordinance 191E. noting the application for inclusion of one 80-acre parcel and one 240-acre parcel into the MUD District and some changes to the two ordinances concerning maps and grammatical corrections. Anne presented the two applications for inclusion into the MUD separately, starting with the inclusion of the 80-acre parcel by R d M Company, under Louis Rademacher. The second application was presented for the 240-acre parcel by Columbine Land Company,under Doug Tiefel. Ms.Johnson noted that the Department of Planning Services had to delay setting the hearing date as they were waiting for a traffic impact study from Applicant#1,deciding to set the date without this study because they did not want to penalize Applicant#2 and deay them any longer. Anne Best Johnson noted that the addition of these two parcels would necessitate changes to several maps and tables in both the Comprehensive Plan and the MUD Plan. Staff comments recommended Applicant#1 submit the required study prior to scheduling a Board of County Commissioners hearing Anne presented the changes to Ordinance 147P, including some grammatical changes, changes cur icerning the amendment years, amendment procedure, design standards, amendments at the request of Public Works, and changes to the Right to Farm Covenant. Cathy Clamp asked why the comment stating"Parents are responsible for their children," is being removed from the Right to Farm Covenant. Anne noted that when staff looked back at the creation of the Right to Farm Covenant, it was believed that this was just a comment made at the meeting and mistakenly added to the Ordinance. Bruce Barker noted that it has been included since the original ordinance was recorded Gristle Nicklas,who was a part of the committee that created the Right to Farm Covenant,noted that the committee wanted to include that statement in the Right to Farm Covenant. John Folsom asked why there is only one applicant listed on the agenda and the legal notification aid it is is okay to continue. Bruce stated that since the legal descriptions for both properties are listed separately on legal notice and agenda both are acceptable and it is alright to continue. John Folsom asked why the hearing process did not start in May as is required on pages 1-2 of the Comprehensive Plan. Anne noted that the applications were received in time, but the hearing date was delayed as Applicant#1 had nut turned n the traffic impact report. John Folsom asked if there were the two deeds required for the application. Ar ne noted that both properties did turn in the appropriate deeds. John also asked if there was a press release issued. Anne noted that a press release was sent out to the South Weld Sun, the newspaper the county is required SUMMARY OF THE WELD COUNTY PLANNING COMMISSION July 18, 2000 Page 3 to use for legal publication and press releases. John Folsom noted that the developments were not to be in natural hazard areas, but that this area is in a flood plain and Mr. Folsom asked if the Department of Planr ing Services found this application appropriate for future development in these areas. Anne stated that the applicants are better able to answer questions about future mitigation and engineering associated with :heir properties. John Folsom asked why this area is being added to the MUD area when so much of it has no' been developed, asking why not wait until the rest of the MUD is developed before adding in to this area Anne noted that the Department of Planning Services' Staff concurred that the application would receive favorable recommendation from the department. John also asked why this area of farmland is being removed from agricultural zoning if the Comprehensive Plan states the goal to preserve prime farmland. Anne stated that applicant#1 stated the 80-acre property is not suitable for farming. Applicant #2 state the 240 acre parcel is currently being reclaimed from gravel mining. John Folsom noted that these areas are in the Firestone Comprehensive Plan area as future open space and asked if this is in violation with the Firestone IGA. Anne stated that these parcels are not within the Firestone IGA agreement with Weld County John also asked if this application is in the public interest. Anne noted that the Department of Planning Services Staff concurred that this follows the intent of the Comprehensive Plan. Cathy Clamp asked if there would still be options available to the applicants to develop their proper if if Ivey were not approved for inclusion in the MUD area. Anne noted that there were the regular options open to the residents of the county, but being included in the MUD allows for more intense development. Bryant Gimlin asked if there would be an agreement with the St.Vrain School District. Bruce noted That any development that does happen will have to go through the regular subdivision and land use processes and an agreement will be reached at that time. Louis Rademacher, Applicant#1, stated that he would like to include his land in the MUD district in order to have more options when he decides to let someone develop his land. Mr Rademacher noted that this land is not very productive and that since the sewer line runs right by the property,it would be good to have ready for development options. Mr. Rademacher further noted that the reason that they had not yet tuned In a traffic impact study is that they are unsure of how the property will be developed. Michael Miller asked about the high density development being proposed by applicant#1. Mr. Rademache noted that nothing is set in stone and that is the reason a density traffic impact study yet had rot been submitted. The Chair asked if there was anyone in the audience who wished to speak for or against this application Ginny Shaw of St.Vrain concerned citizens stated that they are concerned with the schools in the area, that the MUD is too large already, and that developments should happen in the city. Jack Epple noted that the school capacity levels will need to be addressed, but that if the farmer who 'has farmed this land since 1949 slates that it is difficult to farm why should the Planning Commission choose to draw the line just in front of his property if services can be provided. John Folsom stated that he feels these proposals typify urban sprawl and this level of developmerr should be accomplished by annexations into towns. He also noted that he feels there is already adequate lai id in the MUD for development. Arlan Man's noted that since these developments are adjacent to the MUD area and services,these a ddi•'ons to the MUD allow the landowners to increase their options. Cathy Clamp noted she would not like to limit the farmer to few options if services run by their land Arlan Marrs noted that the addition of this land to the MUD does not grant development rights, but allows.tor SUMMARY OF THE WELD COUNTY PLANNING COMMISSION July 18,2000 Page 4 future development which will require service agreements. Jack Epple agreed that anything proposed there will need to go through a development process. Arlan Marrs moved that R &M Land Management(Applicant# 1)with the 80 acre parcel located in he N2 NE4 of Section 36,Township 3 North, Range 68 West of the 6°i P.M.,Weld County, Colorado be included in the Comprehensive Plan, MUD Plan, Weld County Code 2000-1 and Map#2.1 be changed to include this parcel, be forwarded to the Board of County Commissioners along with the Conditions of Approval and Development Standards with the Planning Commissions recommendation of approval. Stephen Moray seconded the motion. The Chair asked the secretary to poll the members of the Planning Commission for their decisiofl. . ohr olsom, no; Arlan Marrs, yes; Stephan Mokray, yes; Michael Miller, yes; Jack Epple, yes; Bryant Giirlin yes; Cathy Clamp, yes; Cristie Nicklas, yes; Fred Walker, yes. Motion passed. Doug Teifel,Applicant#2,stated that he has an option to buy this property. Mr.Teifel noted that there were problems with the gravel mine on the property and he assumed reclamation responsibilities and the wetlands maintenance. Mr. Teifel also noted that he plans to keep the lakes on the property and have approximately 40 one-acre lots with the remainder in permanent open space. The Chair asked if there was anyone in the audience who wished to speak for or against this applicat on No one wished to speak. Arlan Marrs moved that Columbine Land Resources,Applicant#2 with the 240 acre parcel located in a potion of the SW4 NW4 and all of the SE4 of Section 36,Township 3 North, Range 68 West of the 6th P.M., Weld County,Colorado be included in the Comprehensive Plan, MUD Plan, Weld County Code 2000-1 and Map #2,1 be changed to include this parcel, be forwarded to the Board of County Commissioners along with the Conditions of Approval and Development Standards with the Planning Commissions recommendation of approval. Stephen Mokray seconded the motion. The Chair asked the secretary to poll the members of the Planning Commission for their decision _ .lohn Folsom,yes; Arlan Marrs,yes; Stephan Mokray, yes; Michael Miller, yes;Jack Epple,yes; Bryant GI rJon. yes; Cathy Clamp, yes; Cristie Nicklas, yes; Fred Walker, yes. Motion carried unanimously. Discussion concerning the best wording for the Right to Farm Covenant followed,with concerns to the t Jew wording of advisement and the changes Public Works made to the Comprehensive Plan. Cristie Nu Etas noted that the committee that updated the Comprehensive Plan discussed in length the addition or the "Parents are responsible for their children" and that if the wording is changing from "covenant' to "advisement",this wording should definitely stay. Fred Walker noted that people who take greatcare with their children would not take offense to this wording. Discussion followed concerning other places to have theftght to Farm information available to the public. The Chair asked if there was anyone in the audience who wished to speak for or against this application. No one wished to speak. Cathy Clamp moved that the wording"Parents are responsible for their children,"be left in the Right to I Of m and placed at the end of the fourth full paragraph. Cristie Nicklas seconded the motion. The Chair asked the secretary to poll the members of the Planning Commission for their decision. John Folsom, yes; Arlan Marrs,yes; Stephan Mokray, yes; Michael Miller,yes, Jack Epple,yes; Bryant Gimlir, yes; Cathy Clamp, yes; Cristie Nicklas,yes; Fred Walker, yes. Motion carried unanimously. SUMMARY OF THE WELD COUNTY PLANNING COMMISSION ,July 18, 2000 Page 5 Arlan Marrs moved to change the title of the Right to Farm Covenant be changed to"Weld County's Right io Farm" and that the last paragraph be inserted after the 2nd paragraph and placed as the third complete paragraph. Cathy Clamp seconded the motion. The Chair asked the secretary to poll the members of the Planning Commission for their decisio i. uhn Folsom,yes; Arlan Marrs,yes; Stephan Mokray,yes; Michael Miller, yes; Jack Epple, yes; Bryant Giuffra. fires; Cathy Clamp.yes; Cristie Nicklas, yes; Fred Walker,yes. Motion carried unanimously. Cathy Clamp asked about the addition of highly invasive plant material to the MUD Ordinance. Anne Hated +.hat these types of plant material could be uses on steep slopes where notning else will grow, and property owners should be alerted to the growth habit of all plant mater al. Dristie Nicklas moved that staff recommendations to the Comprehensive Plan, County Code 2000-1 with the exception of the previous two applications already voted on with amendments to the Right to Farm he forwarded to the Board of County Commissioners with the Planning Commissions recommendation of approval. Stephen Mokray seconded the motion. 'The Chair asked the secretary to poll the members of the Planning Commission for their decision. John Folsom, yes; Arlan Marrs,yes; Stephan Mokray,yes; Michael Miller, yes; Jack Epple, yes; Bryant Gimlin. yes; Cathy Clamp, yes; Cristie Nickles, yes; Fred Walker, yes. Motion carried unanimously. Anne Best Johnson presented the MUD changes to the Planning Commission,which include changes to the plants available for landscaping,maps removed from the MUD and placed in the background ordinance and moving maps. Anne also noted that the sign definition will be clarified,that the tables will be kept in one lace and noted where these can be found to avoid not updating at proper times. Anne noted that the backer, tmd document will be brought before the Planning Commission at a later date. Diane Houghtaling noted that the MUD district will be changing as Public Works looks atthe roads in the urea. John Folsom asked questions concerning working with municipalities on keeping these roads the same. through where they may run. Cathy Clamp asked if there will be public notices for this process. Diane noted that there will be 8 public meetings, as well as to the Planning Commission and the Board of Ck Lnty Commissioners. John Folsom noted that public notices are also published on the county website. Stephen Mokray moved that the staff comments on the third component of Ordinance 191D, Cow ry Code 2000-1 be forwarded to the Board of County Commissioners with the Planning Commissions recomm endation of approval. Cathy Clamp seconded the motion. The Chair asked the secretary to poll the members of the Planning Commission for their decision. John Folsom,yes; Arlan Marrs,yes; Stephan Mokray,yes; Michael Miller, yes; Jack Epple,yes; Bryant Gil din. yes; Cathy Clamp, yes; Cristie Nicklas, yes; Fred Walker. yes. Motion carried unanimously. Stephen Mokray moved to nominate Michael Miller for Chair of the Planning Commission. Jac< E pple seconded the motion. John Folsom moved to nominate Cristie Nicklas for Chair of the Planning Commission. Cathy Cmonip seconded the motion. Jack Epple moved to close the nominations. Arlan Marrs seconded the motion. A silent vote commenced with Cristie Nicklas being elected Chair of the Planning Commission. SUMMARY OF THE WELD COUNTY PLANNING COMMISSION July 16,2000 Page 6 Stephen Mokray moved to nominate Michael Miller for Vice-Chair of the Planning Commission. CrislieNir leas seconded the motion. Jack moved to close the nominations. Cristie Nickles seconded the motion. Cristie moved to cast a unanimous ballot. Cathy Clamp seconded the motion. Unanimous volt: e ects Michael Miller Vice-Chair of the Planning Commission. Meeting adjourned at 4:00 p.m. Respectfully submitted _ w.i a Trisha Swanson Swanson Secretary ‘&*(r.; AN & MIXED USE Wi`,P�. COMPREHENSIVE PLDY^SHEET DEVELOPMENT PLAN COLORADO Case Number: Comprehensive Plan, Ordinance 147, County Code Chapter 18 Mixed Use Development Plan, Ordinance, 191, County Code Chapter 21 Hearing Date: July 18, 2000 Applicants: 1) Louis Rademacher 2) Doug Tiefel, President Mark Rademacher Columbine Land Resources, Inc. R & M Land Company PO Box 17130 13184 Weld County Road 13 Boulder, Colorado 80308-0131) Longmont, Colorado 80504 3) Weld County Department of Planning Services 1555 North 17th Avenue Greeley, Colorado 80631 Request: There are three proposed amendment requests to both the MUD Plan and the Comprehensive Plan. It is important to remember that the first two proposed amendments to both plans necessitate additional amendments to both plans. The first two proposed amendment requests have been proposed by applicants. These amendments to the Comprehensive Plan and Mixed Use Development (MUD) Plan Structural Land Use Map 2.lpropose to include:1) an 80-acre parcel, 2) an 240-acre parcel into the Mixed Use Development area. These two proposed amendments necessitate additional changes to reflect accurate and use as follows: Comprehensive Plan Table 5, Comprehensive Plan Urban Growth Boundary Map, MUD Plan Section 1.1.2, MUD Plan Maps 1.1 and 2.2. The third proposed amendment consists of document-wide renumbering, spelling corrections, type face, and alignment for consistency in both documents. Comprehensive Plan specific amendments include page 1-1 to reflect current amendment years; amendments to the Right to Farm Covenant, Amendment procedure; and design standards in Section 10. MUD specific amendments include Section 1.1.2 to reflect current boundaries and acreage and cross-reference to Map 2.1 rather than 1.1; placement of Map 1.1 in the Background Document; Design Standards in Section 2; pages 45 - 4710 reflect correct plant species nomenclature and provide a greater selection. Legal Description: Applicant#1) Located in the N2 NE4 of Section 36, Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado. Applicant#2) Located a portion of the SW4 NW4 and all of the SE4 of Section 36, Township 3 North, Range 68 West of the the 6th P.M., Weld County, Colorado. Location: Applicant#1) Located adjacent to and south of WCR 28, located adjacent to and west of WCR 13; #2) Located north of and adjacent to WCR. 26, located adjacent to and west of WCR 13. SERVICE, I EA NI WORK,INT IRiRl I V.QLAI I9Y • MINT Parcel ID: Applicr #1) 1207 36 000029 Applical Ia #2) 1207 36 000028, 1207 37 000027 Size of Parcel: Applicant #1) 80 Acres Applicant #2) 240 Acres POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS There are two criteria for review of this amendment to the Comprehensive Plan and Mixed Use Development Area Plan. The first criteria is found in Section 1.1.3 of the Mixed Use Development Plan. The second criteria is listed on pages 1-2 through 1-5 of the Weld County Comprehensive Plan. The Department of Planning Services' staff has received responses from the following agencies: • Mountain View Fire Protection District, 6/14/00 • Weld County Department of Public Health and Environment, 6/13/00 • St. Vrain Valley School District, RE-1J, 6/22/00 SERVICE, TEAM WORK,INTEL RI FY,QUAI ITV AMEN' ?ENT TO THE COMPREHENSIVE Pl J WELD COUNTY ORDINANCE 147 Requests #1 and #2: To amend and replace the 1-25 Mixed Use Development Area Structural Plan, Map 2.1 Structural Land Use Map The Department of Planning Services staff recommends that this request be approved for the following reasons: Page 1-2 of the Comprehensive Plan, Item 2, Weld County Ordinance 147P: A. Comprehensive plan amendment proposals shall be considered bi-annually with a public hearing process beginning in November or May of each year. The application for R & M Land Company was received on March 21, 2000. The application for Columbine Land Resources, Inc. was received May 1, 2000. The July 18, 2000 public hearing was established on June 1, 2000. B. The petitioner shall pay for the cost of legal publication of the proposed amendment and all land use application fees. There is no fee associated with amending the MUD Map. There are fees associated with publication and both applicants are aware of this fee. C. A typewritten original and eleven (11) copies of the proposed Comprehensive Plan amendment must be submitted to the Department of Planning Services no later than October 1 or April 1 of each year to be considered for review and public hearings. The application materials were received on March 21 and May 3, respectively. (May 1, 2000 was a Saturday.) Additional materials were required by both applicants. Such materials were required prior to establishing a hearing date. It is important to note that the reason for the hearing process delay was that the Department of Planning Services was waiting for a preliminary traffic impact study from R & M Land Company. The Department of Planning Services made the decision to set the Planning Commission hearing date and not penalize the other applicant. To date, this study has not been provided. This study is required by the Department of Public Works to adequately make a referral on these requests, and shall be required prior to establishing a Board of County Commissioner hearing date. The following items shall be submitted as part of the proposed amendment: (1) A statement describing why the comprehensive plan is in need of revision. Columbine Land Resources, Inc. The applicant wishes to be included in the MUD Area due to the fact that they wish to develop the property in the future and want to follow MUD standards for development R & M Land Company The applicant wishes to be included in the MUD Area due to the fact that they wish to develop the property in the future and want to follow MUD standards for development. SERVICE,'TEAMWORK,INTIK RITY,QUALITY Page 1-2 of the Comr 'lensive Plan states that, "Evaluation c e Comprehensive Plan is necessary to pi ovide an accurate statement of county land-use goals and policies based on current data and the needs of Weld County citizens." Both applicants wish to develop their properties following PUD and MUD standards. This goal car only be accomplished by this amendment procedure. (2) A statement describing how the proposed amendment will be consistent with existing and future goals, policies, and needs of the County. Columbine Land Resources, Inc. The applicant has stated that development shall be consistent with the MUD Plan. The applicant is proposing very low density and the preservation of 77% of the land as open space. R & M Land Company The applicant has stated that the current property is not a very productive piece of agricultural land. The applicant is proposing a mixture of medium and low density residential development, with a small commercial area to serve area residents. The applicant is proposing the preservation of 30% of the land as open space. Comprehensive Plan C.Goal 4 states that it is important to "Recognize the impact of new development on the natural environment and develop measures to mitigate these." Furthermore, O.Goal 6 states that "Provision should be made for open space to meet human needs throughout the County in order to protect and enhance the quality of life and enjoyment of the environment." Both developments shall proceed through the PUD development process which allows flexibility in development. This flexibility shall require each landowner to develop in a consistent manner that will not detract from the future goals, policies, and needs of the County as outlined in the MUD Plan, Comprehensive Plan and PUD Ordinance. In the case of an amendment to the 1-25 MUD area Map the proposed amendment must: A. Demonstrate the proposed amendment is adjacent to and contiguous with the existing 1-25 MUD Area Map. Columbine Land Resources, Inc. This application is adjacent to the existing MUD Map area, with 10% of the proposed amendment being is contiguous to the existing MUD area. R & M Land Company This application is adjacent to the existing MUD Map area, with 14% of the proposed amendment being is contiguous to the existing MUD area. B. Describe how the proposed amendment will not place a burden upon existing or planned service capabilities. This statement shall include how emergency services will be provided to the proposed area. Columbine Land Resources, Inc. The applicant has stated that all of the property can be served by public water and sewer service. Furthermore, the applicant noted that other utility providers are adjacent to Weld County Roads 13 and 26 and are available. SERVICE.,TEAMWORK,INTISI RITY.QUALITY R & M Land Compan The applicant has outlined how particular services shall be met. The applicant included a detailed description of Roads, Sewer, Water, Fire Protection, Law Enforcement, Schools, Parks and Open Space, and amenities to service the social, cultural and health needs of the future residents. A potential conflict does exist between the designated land use of a 10 acre gravel mining site in close proximity to 210 single family homes. Through the PUD process, potential conflicts shall be mitigated. Comprehensive Plan MUD.Goal 2 states, "To provide efficient and cost-effective delivery of adequate public facilities and services which assure the health, safety, and general welfare of the present and future residents of Weld County and the area." Both developments shall proceed through the PUD process which requires the deve oper to indicate details of service provision. 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 of the proposed population. Columbine Land Resources, Inc. The applicant has noted that an estimated 116 residents may occupy the proposed 40 residential lots. The residents shall have access to the recreational amenities provided by the large bodies of water on site. R & M Land Company The applicant has preliminarily proposed a density of 210 single family homes to occur on 31 acres. This is a conservatively estimated population of 525 persons. St. Vrain Valley School District, RE-1J has indicated that, "Should this [these] proposals be considered for approval, the District would requires the cooperation and participation of the developer and County in implementing a separate agreement to help mitigai:e the impacts on the schools." Weld County would pursue this issue with the School District. In addition to the amendment to Map 2.1, the proposed amendments described above necessitate additional changes to reflect accurate land use. Such amendments are as follows Comprehensive Plan Table 5 and the Comprehensive Plan Urban Growth Boundary Map. Request #3: The third proposed amendment consists of minor amendments and major amendments. The minor amendments consist of document-wide renumbering, spelling corrections, type face, and alignment for consistency in both documents. There are 6 major amendments proposed as outlined in your packets, and listed as follows: 1. The Comprehensive Plan Amendment Procedure is in need of amendments to reflect current practice, consistency with MUD Plan Section 1.1.3 and 2.7.2 respectively, and clarification for applicants. 2. The Urban Growth Boundary map needs to be amended to reflect correct municipal boundaries, Intergovernmental Agreement Boundaries and MUD Outline. Six additional communities (Keenesburg, Evans, Eaton, Kersey, Mead and Milliken) have entered into Intergovernmental Agreements with Weld County since the last amendment of this mat). These Urban Growth Boundaries shall be accurately reflected on this amended map. In addition, should the boundary of the MUD Area be modified with the two applications for inclusion, the outline of the MUD Area shall be amended on this map. SLR V IUlt, TEAMWORK_INTU.RIlA.QUAIITV 3. Map #2.1 Structural L ' Use shall be amended to illustrate th ,orrect land classifications. In adcition, should the boundary of the MUD Area be modified with the two applications for inclusion, the outline of the MUD Area shall be amended on this map. 4. Table 5, page 3-17 shall be amended in the event that the two applications for inclusion into the MUD are approved, the following table shall be amended to accurately reflect land use classification. It is important to note that previous amendments to the MUD Structural Land Use Map have not included an amendment to this Table. Therefore, a count of acreage was completed. The figures represented in Table 5 are an accu-ate reflection of land use designation. 4. Several amendments are being proposed by the Department of Public Works. 5. Amendments to the Right to Farm Covenant The Department of Planning Services staff recommends that this third request be approved for the following reasons: Page 1-2 of the Comprehensive Plan, Item 2, Weld County Ordinance 147P: A. Comprehensive plan amendment proposals shall be considered bi-annually with a public hearing process beginning in November or May of each year. The application materials were prepared by the Department of Planning Services and distributed to referral agencies with the other two applications. B. The petitioner shall pay for the cost of legal publication of the proposed amendment and all land use application fees. The County shall pay for their fair share of the amendment publication. C. A typewritten original and eleven (11) copies of the proposed Comprehensive Plan amendment must be submitted to the Department of Planning Services no later than October 1 or April 1 of each year to be considered for review and public hearings. The County met this requirement. The following items shall be submitted as part of the proposed amendment: (1) A statement describing why the comprehensive plan is in need of revision. Accurate information and ordinances which reflect current practice is important for the public to have. (2) A statement describing how the proposed amendment will be consistent with existing and future goals, policies, and needs of the County. Accurate information and ordinances which reflect current practice is important for the public to have. 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. SERVICE,I EAMWORK,INTEGRITY,QUALIFY DEPARTMENT OF PLANNING SERVICES PHONE (970) 353-6100, EXT.3`40 FAX !970)304-698 C. WELD COUNTOY ADM NISTRATIVE OFFICES Y555COLORADON17TVEN J3E COLORADO August 7, 2000 Mr. Louis Rademacher R & M Land Company 13184 Weld County Road 13 Longmont, Colorado 80504 RE.: Application to amend the Structural Land Use Map #2.1 to the Weld County Comprehensive Plan and Mixed Use Development Plan, located in the N2 of the NE4 of Section 36, Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado. Dear Mr. Rademacher: Enclosed is a copy of the referral from the Department of Public Works. This referral stipulates requirements of the Department of Public Works upon development of the property. Do not hesitate to contact me with further questions concerning your application. Sincerely, Anne Best Johnson / Long-Range Planner copy: K. Hamlin, 5198 WCR 28, Longmont, Colorado 80504 DEPARTMENT OF PLANNING SERVICES PHONE (970) 353-6100, EXT 3540 FAX (970) 304-'3498 Y TRATIVE OFF ICES Cs) WELD COUN DG EELtEYE�COLORADO VE 63E COLORADO August 3, 2000 Mr. Louis Rademacher R & M Land Company 13184 Weld County Road 13 Longmont, Colorado 80504 RE: Application to amend the Structural Land Use Map #2.1 to the Weld County Comprehensive Plan and Mixed Use Development Plan, located in the N2 of the NEL of Section 36, Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado Dear Mr. Rademacher: I am in receipt of a traffic impact study for the Rademacher parcel. This study will be sent to both the Clerk to the Board and to Diane Houghtaling with the Department of Public Works. We are in the process of completing the resolution and anticipate a hearing date to be established next week for the end of August or early September. We do understand the enormous pressure individuals are under to become "vested" n light cf the proposed citizen growth initiative. If you have any questions regarding your application and this proposed ballot issue, please contact Bruce Barker, County Attorney, at (970) 336-7235 < 4391. Do not hesitate to contact me with further questions concerning your application. Sincerely, AMt Anne Best Johnson Long-Range Planne copy: K. Hamlin, 5198 WCR 28, Longmont, Colorado 80504 DEPARTMENT OF PLANNING SERVICES PHONE (970) 353-6100, EXT.354C FAX (970)17TH 3AVENUE -6498 1555 N. 17TH AVE=NUE GREELEY, COLORACO 3063` COLORADO June 1, 2000 Mr. Louis Rademacher Mr. Mark Rademacher R & M Land Company Longmont, CO 80504 Subject: Ordinance 147 and Ordinance 191 - Request for a Amendments to the Comprehensive Plan (Ordinance 147)and Mixed Use Development(MUD) Plan Structural Land Use Map 2.1 to include 1) an 80-acre parcel, and 2) an 240-acre parcel. These amendments necessitate additional changes to reflect accurate land use as follow: Comprehensive Plan Table 5, Comprehensive Plan Urban Growth Boundary Map MUD Plan Section 1.1.2, MUD Plan Maps 1.1 and 2.2. Other amendments to both Ordinances include document-wide renumbering, spelling corrections, type face, and alignment for consistency in both documents. Comprehensive Plan specific amendments include page 1-1 to reflect current amendment years; amendments to the Right;o Farm Covenant, Amendment procedure; and design standard in Section 10. MUD specific amendments include Section 1.1.2.to reflect current boundaries and acreage and cross reference to Map 2.1 rather than 1.1; placement of Map 1.1 in the Backround Document; Design Standards in Section 2; pages 45-47 to reflect correct plan species nomenclature and provide a greater selection. Dear Mr. Rademacher: 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 July 18, 2000, at 1:30 p.m. This meeti ig will take place in Room 210, Weld County Planning Department, 1555 N. 17th Avenue, Greeley, Colorado. 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 Firestone, Frederick and Mead Planning Commission for its review and comments. Please call the town of Firestone at 303-833-3291. the town of Frederick at 303-833-2388, and the town of Mead at 970-535-4477 for 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 Firestone, Frederick, and Mead Planning Commission meeting to answer any questions the Commission members may have with respect to your application. A representative from the Department of Planning Services will be out to the property a minimum of tan days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing time, date, and location. In the event the property is not adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place on the property and a second sign posted at the point at which the driveway (access drive) intersects a publicly maintained road right-Df-way. 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, Anne Best Johnson KL Long Range Planner DEPARTMENT OF PLANNING SERVICES PHONE (970) 353-6100. EXT.3540 C FAX (370) 304-64J8 WELD COUNTY ADMINISTRATIVE OFFICES 1555 N. -7TH AVENUE GREELEY, COLORADO 80.331 COLORADO April 26, 2000 Mr. Louis Rademacher Mr. Mark Rademacher R & M Land Company 13184 Weld County Road 13 Lorgmont, Colorado 80504 RE: Application to amend the Structural Land Use Map #2.1 to the Weld County Comprehensive Flan anc Mixed Use Development Plan, located in the N2 of the NE4 of Section 36, Township 3 North, Range 68'Nest of the 6th P.M., Weld County, Colorado. Dear Mr. Rademacher: Diane Houghtaling, a traffic engineer with the Department of Public Works, identified the following traffic impact requirements necessary to review your application for inclusion into the MUD area. Please share these requirements with your traffic engineer. The following numbered items correspond to MIJD Ordinance Section 2.7.2: (1) Introduction: Describe the proposed development and parameters of the study area. (4) Trip Generation: Determine daily and a.m. and p.m. peak hour trip generation 'or the proposed development using established rates identified in the Trip Generation Manual published by the Institute of Transportation Engineers or as agreed to with county staff. (5) Trip Distribution: Based on assumptions contained in the MUD area traffic analysis or market estimated, describe the anticipated trip distribution patters for the proposed development. (6) Trip Assignment: Based on the projected trip generation, assumed trip distribution, and the prevailing roadway network, assign the projected traffic to the intersections and streets within the study area. In addition to the above items, a preliminary description of how this development will impact intersections shall be submitted. It is important to note that additional information may be requirec by the Department of Public Works to evaluate this application. Additional information the form o a complete study will be required as part of the Planned Unit Development (PUD) process. Effective December 1, 1999, Building Permits issued in specific geographic regions in the county will be requ_rr ' :c adhere to the fee sh2cLidth of The Southwest Weld Road Impac` Prognm area 3 (Ordlnnrc' 211). You should be advised that your application to petition into the MUD area fall in Ordinance 311 area 3. Enclosed is a copy of the ordinance for your review. Do not hesitate to contact me with further questions concerning your application. Sincerely, 7 t; � Best � AnneJohnson Long-Range Planner copy: K. Hamlin, 5198 WCR 28, Longmont, Colorado 80504 DEPARTMENT OF PLANNING SERVICES PHONE (970) 353-6100, EXT.3'40 FAX '970) 304-6,98 INISTRATIVE OFFICES C. WELD COUNTYLtEY55 N.17TH C AVE E GREE COLORADO April 20, 2000 Mr Louis Rademacher Mr Mark Rademacher R & M Land Company 13184 Weld County Road 13 Longmont, Colorado 80504 RE: Application to amend the Structural Land Use Map #2.1 to the Weld County Comprehensive Plan and Mixed Use Development Plan, located in the N2 of the NE4 of Section 36, Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado. Dear Mr. Rademacher: A letter was mailed to you on March 22, 2000 detailing items needed to complete your application for inclusion into the MUD area. It is important to note that Page 1-2 of the Comprehensive Plan states that, "Comprehensive plan amendment proposals shall be considered bi-annually with a public hearing process beginning in November or May of each year." I did communicate to you that the application was received on time and that additional information was needed before the application would be processed. Our process of review includes providing referral entities adequate response time, publication notices, establishing a date for the hearings, and staff time to incorporate referral responses into a recommendation. Please provide me with a time line for the completion of your application so that the process may move forward according to the Comprehensive Plan. Perhaps, you may want to consider withdrawing your application until the October 1 deadline for application. This may provide you with adequate time to complete a Traffic Impact Analysis as outlined in Section 2.7.2 of the Mixed Use Development Plan, Ordinance 191-D which states that, "All significant developments within the MUD area shall be required to prepare a traffic impact analysis. All traffic analysis information and report shall be prepared and certified by 3 registered professional engineer competent in traffic engineering. The intent of this analysis is to determine the projects cumulative development impacts, appropriate project mitigation and improvements necessary to offset a specific p.c ect's impacts." Do not hesitate to contact me with further questions concerning your application. Sincerely, I (//t. V yii i L Anne Best Johnson EXHIBIT Long-Range Planner _.' I 13 41,0(1 ‘ MEMORANDUM To: Monica Daniels-Mika COLORADO From: Anne Best Johnson riff Subject: Petitions to Amend MUD/ omp Plan Map 2.1 Date: 4/26/00 Hello. I will try to write as clearly as possible to communicate the Traffic Impact Study requirement. 1. TuttleApplegate submitted an application to amend the Structural Land Use Map #2.1 of the MUD Ordinance and Comp Plan in October, 1999. A condition of this application was a full traffic impact analysis, as outlined in Section 2.7.2 of the MUD Plan. y4 Louis Rademacher and Doug Tiefel submitted two separate applications on April 1„2000 Both applications were deficient in many areas. I sent letters to each applicant outlining tiese deficiencies, including the Traffic Impact Analysis. 3. Due to the preliminary nature of these application to just petition into the MUD, I met with Diane Houghtaling of Public Works to discuss the "Minimum” information she would want to see to adequately comment on this petition into the MUD. I don't think it is just to ask the applicant to have a full-blown study as outlined in MUD Section 2.7.2. Therefore, Diane made a lis: of these minimum items required for sufficient review at this time. This letter is attached 4. This afternoon, Wendi Inloes gave me a message that you and Lee Morrison had met to discuss this issue. I contacted Lee regarding the requirement. After discussion, Lee leels ccmfortable with the reduced requirements, as outlined in the attached draft letter. 5. I would like to discuss this issue with you, however, before I send out a letter detailing the requirements. This will set a precedence on all future applications. Thank you for your time in this matter. SERVICE,TEAMWORK,INTI,(IRITY,QUALITY (ThilliliHt DEPARTMENT OF PLANNING SERVICES PHONE (970) 353-6100, EXT.3540 FAX (970) 304-649E C. WELD COUNTYADMIN1555 ISTRATIVE COLORADO 17TH A E AVENUE GRE COLORADO March 22, 2000 Mr. Louis Rademacher Mr. Mark Rademacher R & M Land Company 13184 Weld County Road 13 Longmont, Colorado 80504 RE: Application to amend the Structural Land Use Map#2.1 to the Weld County Comprehensive Plar and Mixed Use Development Plan, located in the N2 of the NE4 of Section 36, Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado. Dear Mr. Rademacher: The Weld County Department of Planning Services received a copy of your proposal to amend the Structural Land Use Map#2.1 to the Weld County Comprehensive Plan and Mixed Use Development Plan to include the aforementioned 80-acre parcel on Tuesday, March 21 . 2000 After initial review of this request, a few items are found to be deficient. Your application was submitted before the April 1 deadline, however. the application will not be considered complete until the following information is provided: 1. Section 1.1.3 of the Mixed Use Development Plan, Ordinance 191-D Any applicant submitting a proposal to amend the MUD Structural Land Use Map 2.1 shall also submit a deed or legal instrument to the Department of Planning Services identifying their I I�t interest in the property. 2. Page 1-3 of the Comprehensive Plan, Ordinance 147-P The petitioner shall pay for the cost of legal publication of the proposed amendment and al land use application fees. There is no charge to amend the Structural Land Use Map, #2.1, however, there is a fee associated with legal publication. This fee was not paid at the time the application was submitted. 3. Page 1-3 of the Comprehensive Plan, Ordinance 147-P .7' Procedures for amending the 1-25 MUD Area Map must be met. 4. Section 1.1.3 of the Mixed Use Development Plan, Ordinance 191-D All significant developments within the MUD area shall be required to prepare a traffic :mpact analysis. All traffic analysis information and report shall be prepared and certified by a EXHIBIT 15 [The letter is to: Louis Rademac Page 2 registered professional engineer competent in traffic engineering. The intent of this analysis is to determine the projects cumulative development impacts, appropriate project mitigation and improvements necessary to offset a specific project's impacts. Your application has been placed in the front office, labeled with your name, should you need it. You may pick it up when convenient for you. Do not hesitate to contact me with further questions concerning your application. Sint' rely, /4P1 Anne Best Jocinso Long-Range Plann r 2 c U CAA FIELD CHECK inspection date: 7/6/2000 CASE NUMBER: MUD and Comp Plan Amendments APPLICANT: R & M Land Land Company, Louis Rademacher LEGAL DESCRIPTION: Located in the N2 NE4 of Section 36 T3N R68W of the 6'h P.M., Weld County, Colorado. LOCATION: Located south of and adjacent to WCR 28, and west of and adjacent to WCR 13. Zoning Land Use N A (Agricultural) N Crop Production E A (Agricultural) E Rural Residential, St. Vrain River, Former Gravel Ponds?, Pasture S A (Agricultural) S Gravel Mining/Varra W A (Agricultural) W Ag, Rural Residential COMMENTS: Site is currently in corn production Wide open space all around Oil tank batteries on site toward south Wetlands on site toward south Anne Best Joh on Long Range Planner NOTICE OF PUBLIC HEARING The Weld County Planning Commission will hold a public hearing on Tuesday, July 18, 2000, at 1:30 p.m. for the purpose of considering a Amendments to the Comprehensive Plan(Ordinance 147)and Mixed Use Development (MUD) Plan Structural Land Use Map 2.1 lo include for the property described below. Approval of the request may create a vested property right pursuant to Colorado Law. CASE NUMBER: Ordinance 147 and Ordinance 191 APPLICANT: Louis Rademacher and R & M Land Company PLANNER: Anne Best Johnson TYPE AND INTENSITY OF PROPOSED USE: Amendments to the Comprehensive Plan (Ordinance 147) and Mixed Use Development(MUD) Plan Structural Land Use Map 2.1 to include 1) an 80-acre parcel, and 2) an 240-acre parcel. These amendments necessitate additional changes to reflect accurate land use as follow: Comprehensive Plan Table 5, Comprehensive Plan Urban Growth Boundary Map MUD Plan Section 1.1.2, MUD Plan Maps 1.1 and 2.2. Other amendments to both Ordinances include document-wide renumbering, spelling corrections, type face, and alignment for consistency in both documents. Comprehensive Plan specific amendments include page 1-1 to reflect current amendment years; amendments to the Right to Farm Covenant, Amendment procedure; and design standard in Section 10. MUD specific amendments include Section 1.1.2. to reflect current boundaries and acreage and cross-reference to Map 2.1 rather than 1.1; placement of Map 1.1 in the Backround Document; Design Standards in Section 2: pages 45-47 to reflect correct plan species nomenclature and provide a greater selection. LOCATION:Applicant #1) Located in the N2 NE4 of Section 36, Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado. Applicant#2) Located n - a portion of the SW4 NW4 and all of the nQF5 l 111'II ED AYe:_ SE4 of Section 36, Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado. ` ' .%6 - co ' The public hearing will be held in Room 210, Weld County Planning Department, 1555 N. 17th Avenue, Greeley, Colorado. 4r4' • Comments or objections related to the above request should be submitted in I writing to the Weld County Department of Planning Services, 1555 N. 17th Avenue, Greeley, Colorado 80631, before the above date or presented at the public hearing on July 18, 2000. Copies of the application are available for public inspection in the Department of Planning Services, 1555 N. 17th Avenue, Greeley, Colorado 80631. Please call Trisha Swanson at (970) 353-6100, Ext. 3540, or Fax # (970) 304-6498, prior to the day of the hearing so that reasonable accommodations can be made if, in accordance with the Americans with Disabilities Act, you require special accommodations in order to participate in this hearing as a result of a disability. Fred Walker, Chair Weld County Planning Commission To be published in the South Weld Sun. To be published one (1) time by June 29, 2000. STATE OF COLORADO ) ) s.s. COUNTY OF WELD ) Ruth Pelton-Roby, as manager of Pelton Publishing Company LLC, being duly sworn, states that it is publisher of the South Weld Sun, a weekly newspaper published in Keenesburg in said County and State; that said newspaper has a Netter of raex Nearing circulation in said County and has been continuously and uninterruptedly The Weld published therein, during a period of at County PWtdngCommission will hold a subtle ham*on least fifty-two consecutive weeks prior to Twedy,Jely Ia,BNe,.t the first publication of the annexed notice; tub p.m.far the purpose of anemias a Anen6meis to that said newspaper is a newspaper the Comprehensive Plan within the meaning of the act of the (Ordinance 14]).end Mixed UseEk •• ..an(MUD)Plan General Assembly of the State of Structural Land Use Man 2l Colorado, entitled "An Act to regulate the ir.include for the property printing of legal notices and described below. Approval of LOCATION Applicant alt the request may create a Located in the N2 NE4 of Glib/eftisements," and amendments vmtedpropeny right pursuant Scoria Jo.Township 3 Norte thereto; that the notice of which the toColorado Law Range 68 Wen or the 6th annexed is a printed copy taken from said CASENUMBEROrdinance PM WeldCoumgoated c Wand Ordinance lot Applicant C2) Located n newspaper, was published in said APPLICANT Louis portion of the SW4NW4 and and in the re newspaper, gular and entire Rademacher and R&Ml and all of the SE4 of Section 36 Cmpany Township 3 North,Range 68 issue of every number thereof, once a PLANNER : West of the 6th PM, Weld week for /_successive weeks; that said Anne Best Johnson County,Colorado notice was so published in said TYPE AND INTENSITY The public hearing will be OF PROPOSED USE: held in Roam 210. Weld newspaper proper and no in any Amendments to the county Planning supplement thereof, and that the first Comprehensive Plan Department, 1555 N. 17th publication of said noti as aforesaid, admw 149) and Mind Avenue. Greeley. use Development(MUD)Plan Colorado. Comments or was on the 029 day of Structural Lane a Map 2 objections related to the 2000 and the last o e day of to include 1) an 80-acre above request should be , 00. parcel,and 2)an 2These e are submitted in writ to the _- parcel. These writing amendments necessitate Weld County Department PELTON PUBLISHING COMPANY LLC additional changes to of Avenue, Gr1655 reflect accurate land useas N. 17th Avenue, Greeley. follow. Comprehensive Colorado 80831,before Plan Table 5 the above date or �r gam ..— Comprehensive Plan Urban presented at the public By._GAG-"1— — -- Growth Boundary Map hearing on July 18,2000 R—Li h Felton to y, Manager MUD Plan Section 112. Copies of the application MUD Plan Maps 1.1 and ere available for public Su f;cribed and sworn to before me this 22 Other amendments to inspactton in the /t both Ordinances include DepwtMnt of Planning I/ Clay of_ __ document-wide Services. tele N. 17th !� i renumbering, spelling Service. 155 Greeley.Colorado collections,type face,and Swans80631. Please(970)all Trisha alignment for consistency Swanson „ 353 1/1_7111 in both documents 6100.Eq.354,or Fax r NOt" IJilJ: Comprehensive Plan (970)3048498,prior to the amendments specific day of the hearing so that ntommission expires: ,O/-a l-017ince page t-1 to reflect r e a s o n a b l e accommodations can be current amendment years, made it.in accordance with amendments tothe Right to the Americans with Farm Covenant. Disabilities Act,you require Amendment procedure. special accommodations In and design standard in order to participate in this Section 10 MUD specific hearing as a result of a amendments include disability. Section 1.1.2. to reflect Fred Walker.Chair current boundaries and weld County Planning ,ngC U0P' acreage and cross- Commission referancelo Map 2.1 rather .1 Pf t\ To be published in the tT F3,iln than l.l:placement of Map South Weld Sun 1.1 in the BackrouM n Qum To be Juneshec one ry) VJedC n Danumsnn Design me Dy June 29200 y`QQ Standards in odI0n 2; 0L t4Yl pages 45-47 to reflect 3\ v correct plan species �7 �\ nomenclature and provide RE` r ,14 aaeerorsebcim W E 1 20 r PROPOSAL TO AMEND THE WELD COUNTY COMPREHENSIVE PLAN 1-25 MIXED-USE DEVELOPMENT AREA veld County Planning �.., MAR- 2 1 2000 CHHVP: P PRESENTED Ely: R&M LAND COMPANY LOUIS RADEMACHER 13184 WELD COUNTY ROAD 13 LONGMONT, CO 80504 (970)535-4345 fr, . Proposal to Amend the Weld County Comprehensive Plan INTRODUCTION: This proposal asks the Weld County Planning Department and the Board of County Commissioners to consider amending the Weld County Comprehensive Plan by adding the following described property to the 1-25 Mixed Use Development Area. The general legal description of the property is: The property being the N 1/2 of the NE 1/4, of Section 36, Township 3 North. Range 68 West. This property consists of 80 acres and is located south of Weld County Road 28 and west of Weld County Road 13. Presently the family farms this property on the portion suitable for cultivation. There is approximately 70 acres, about 87%, that is not farmed due to the natural drainage areas, the quality of the soil and the inability to get irrigation water to portions of the property. Ten acres of the property are reserved by the State for gravel mining. We are applying for inclusion into the 1-25 Mixed-Use Development Area at this time because we want to have the opportunity at a future date to develop this property in accordance with the standards set forth by the county in the MUD. We believe that by having this property in the MUD, when it is developed it will be required to enhance the neighboring developments in accordance with the ideals and constraints established in the conceptual plan. We have lived in this area for 70 years and want to see it developed in the most beneficial and attractive ways possible. We see the MUD as a way of ensuring quality and orderly development. PROPOSAL TO AMEND THE WELD COMPREHENSIVE PLAN - PAGE 2 STATEMENTS: THE WELD COUNTY COMPREHENSIVE PLAN IS IN NEED OF REVISION. WE believe the Weld County Comprehensive Plan is in need of revision to include this property. It was not included in the original map that was developed using the St. Vrain Sanitation District as its general boundaries. Although this property is not in the sanitation district, it is adjacent to the existing MUD boundary and has a natural boundary on the east side in the form of Weld County Road 13. Revising the map would result in a more defined boundary and provide continuity in the uses of the land. If the map is revised, the design standards will at least apply to both sides of the fence-. THIS PROPOSED AMENDMENT IS CONSISTENT WITH THE EXISTING AND FUTURE GOALS, POLICIES AND NEEDS OF WELD COUNTY. This plan amendment would provide an opportunity to create an attractive living environment that is compatible with any future neighboring development already within the MUD. Generous areas of open space could be included in the development because of existing natural drainage areas, possibly linking to planned pedestrian and bike trails along the nearby St. Vrain River. Low to medium-density residential development would complement neighboring properties already designated as residential in the current MUD. The portion of the property located at the intersection of Weld County Road 13 and Weld County Road 28 could be a planned commercial area to provide necessary services to nearby residents. Public facilities and services are available in this area similar to the existing MUD area. Although the current use is agriculture, this parcel is not considered prime agricultural land. As previously stated, only a small portion, 13%, is actually farmed. The remaining acreage cannot be irrigated, and consists of poor soil that cannot sustain even a good cover of prairie grass. PROPOSAL TO AMEND THE WELD COMPREHENSIVE PLAN - PAGE 3 THE AMENDMENT WILL NOT PLACE A BURDEN UPON EXISTING OR PLANNED SERVICE CAPABILITIES- This property is both adjacent to and contiguous with the existing 1-25 MUD area. See the attached diagram. ROADS Weld County Road 28 runs east-west along the entire north side of this property. Weld County Road 13 provides additional access to the property along the east side. These county roads provide access t:o existing major roadway corridors including Highway 66. 1-25 and Highway 119. As development occurs, improvements will be made along Weld County Road 28 by the developers. The MUD addresses necessary future roadway improvements by implementing an impact fee system paid for by the developers. SEWER Sewage collection and treatment will be provided by the St. V'rain Sanitation District. This district is currently installing a trunk line that can provide service to this property. At present. the plant has capacity to handle the taps generated by the property. However, with additional growth in the area, the Sanitation District has recognized the need to expand and is in the process of approvals to increase their capacity to several thousand more taps in the next two years in order to better provide service to developments within the MUD area. WATER Water distribution will be provided by the Little Thompson Water District. Improvements will be necessary along Weld County Road 13 and Weld County Road 28 to service this property. We do have adequate ownership of Colorado Big Thompson Water to support the requirements for taps established by the Little Thompson Water District. FIRE PROTECTION The Mountain View Fire Protection District serves this area. This property is more easily accessed by the Fire Station on Weld County Roads 13 and 24 than any other property in the northern and eastern areas of the current MUD. The Fire Station is two miles away and can facilitate a response time of less than five minutes. PROPOSAL TO AMEND THE WELD COMPREHENSIVE PLAN - PAGE 4 LAW ENFORCEMENT Police protection will be provided by the Weld County Sheriff Department. A substation is located in the fire station at Weld County Roads 13 and 24. less than 2 miles away. This station is staffed by two officers. A new Del Camino Station is planned to serve the area as growth occurs and supports the need for additional emergency services. SCHOOLS This area is served by the St. Vrain Valley School District. Currently, students in this area attend school at Mead Elementary, Mead Middle School and Skyline High School, all of which are at or near capacity. The opening of a new elementary school in Firestone this fall and the scheduled opening of another elementary school near Longmont in the fall of 2001 will drop the enrollment at Mead Elementary School to about 80% capacity. Mead Middle School and Skyline High School will not be relieved of overcrowding until a secondary school is built. There are no plans or funding available at this time for another school. However, the school district is looking for land in the area for future school sites and school board members are looking at alternative methods to fund the building of another school. PARKS AND OPEN SPACE This area is especially suited to providing areas of open space, wildlife habitat and recreational areas to the benefit of this property and other properties within the MUD area. If this property is included in the MUD area, it could conned its commercial and residential areas with a system of trails in cooperation with neighboring developments that could extend to recreation areas and paths along the St. Vrain River corridor. It is possible that the residential areas could be connected by a bike/pedestrian system to commercial/industrial areas within the MUD that would encourage people to find alternate modes of transportation instead of relying so heavily on the automobile. OTHER SOCIAL, HEALTH AND CULTURAL SERVICES Similar to the other areas in the MUD, this property depends on additional services from neighboring communities until the population within the MUD can support the services being built in this area. Longmont. Loveland. Fort Collins. Greeley and the Denver-Metro area are all within thirty minutes travel time by automobile and provide activity centers, senior centers, recreation centers, libraries, social service agencies, health facilities, etc. PROPOSAL TO AMEND THE WELD COMPREHENSIVE PLAN - PAGE 5 CONCLUSION At this time. we are asking that this property be included in the 1-25 Mixed Use Development Area with a land use designation for residential and commercial uses. The total build-out could possibly include approximately 15 acres of commercial development, 31 acres of medium- density clustered homes, and 10 acres reserved for mining which would later be converted to open space. The remaining 24 acres, 30% of the total acreage, would be reserved for open space and infrastructure. The maximum number of residential units that would be built on this 80-acre parcel would be approximately 210 single-family homes. Although we have no immediate plans for development, we believe by including this property in the MUD we can somewhat protect our property rights for future usage. At the same time, we can ensure that any development that is proposed will be required to meet the strict standards set forth in the MUD, thereby encouraging quality development when it occurs. As owners of this property, we respectfully request that you approve this amendment to the 1-25 Mixed Use Development Area. Signed- R&M Land Company Louis Rademacher Louis Rademacher Date 02/02/2000 15: 55 3635641574 JLB ENGINEERS JLB Engineering Consultants Professional Engineers 918 Eldorado Lane Civil Engineering Louisville, CO 80027 Ph: (303)604-1634 Fax (303)604-1674 August 1, 2000 Mr. Louis Rademacher Mr. Mark Rademacher R&M Land Company 13184 Weld County Road 13 Longmont, Colorado 80504 RE: Preliminary Traffic Analysis 80 Acre Tract at Southwest corner WCR 13 and 28 JLB Project No. 1068 Dear Mr. Rademacher, As requested by Weld County, we have prepared this preliminary traffic analysis for the subject 80 acre mixed use tract. The property is a portion of the north % of the northeast ''A of section 36, township 3 north, range 68 west of the 6th principal meridian', County of Weld, State of Colorado The purpose of this study is to determine a preliminary traffic count for site generated trips, review the anticipated distribution onto the adjacent roadways, and to discuss the site underlying concepts and assumptions. This study will be submitted as part of an application to join the 1-25 Mixed Use Development. This study is prepared without collecting current traffic count data on the adjacent roads or in the area. Field data collection has been limited to the visual observation of traffic patterns in the area at various times over the previous 15 months. This study is also based on the Weld County Roadway Improvement Plan, prepared by Leigh, Scott, & Cleary, Denver, July 1999. The proposed 80 acre mixed use tract is located east of the current I-25 MUD boundary. Adjacent development to the south is in the process of inclusion into the MUD and will provide the contiguous boundary for this site to enter the MUD. The proposed site breakdown is as follows: a Commercial 15 acres (office/retail/restaurant) • Residential 39 acres (single family) - Open Space 24 acres 08/02/2000 15: 56 3036041674 JIB ENGINEERS 6G - 07 80 Acre Mixed Use Tract Preliminary Traffic Analysis August 1, 2000 • Mining 10 acres County Road 13 is currently a two lane paved road and forms the east boundary of the site. CR 13 is designated as an arterial roadway in the County transportation comprehensive plan, CR 28 is currently a two lane gravel road and forms the northern boundary of the site. CR 28 is designated local in the County transportation comprehensive plan. Access to the site will come from both CR13 and CR28. The impact to CR28 will requite paving the road from the intersection with CR13 to the site access. The daily rates from the ITE Trip Generation Manual,for trip generation for a single family rural residential, office, retail, and restaurant were used for determining trip generation rates for daily, am, and pm peak hours. Trip distributions from the site are based on the traffic counts and the projections provided in the County Improvement Plan Study for the years 1999 and 2000. The traffic splits from the site are assumed as follows: CR 13 North to CR 66: 30% South to CR 119: 70°/0 CR28 West to I-25 Frontage Road: 10% East to CR13: 90% The generation of the traffic from this site is included on the attached summary sheet, including impacts at the nearby intersections. Changes to the area roadway alignments or addition of future collector roadways may result in a change to these splits. In summary, the trips generated from the site may be considered minor in comparison to the overall MUD. A more concise traffic study should be compacted after acceptance to the MUD that accounts for the concepts of the MUD transportation studies and the regional transportation plan and determines the specific impact to intersections and roadways in the area. Sincerely, LB Engineering Cons_ : ,. GiS,F h1 40 •i r frX•/ ' ftiato�i il James Blankenshi E. i�rr1% Project Manager• •% -- _ Page 2 06/02/2000 15: 56 3035041674 JLB ENGINEERS PC,G1 Eh Trip Generation 80 Acre Tract WCR 13 @ WCR 28 Land Use Area Daily AM Peak PM Peak (ac) Trips in out in out Residential 39 1053 21 62 72 40 (110 d.u.) Commercial 15 Office 100 ksf 1083 133 17 33 117 Retail 75 ksf 3094 3'8 25 88 113 Restaurant 25 ksf 3721 325 300 433 292 Total: 8951 517 404 626 562 Note: Commercial area is assumed to have 33%building coverage. Traffic Split CR28 CR13 (Daily) East West North South 4028 448 5483 5751 Note: 10%of traffic continues east of CR13 on CR28. Rest is split per assumed values. Page 1 of 1 Louis Rademacher 13184 Weld County Road 13 Longmont, CO 80504 (970)535-4345 April 3, 2000 Ms. Anne Best Johnson Department of Planning Services Weld County Administrative Offices 1555 N. 17th Street Greeley, CO 80631 RE: Letter regarding application to amend the Mixed Use Development Plan Dear Ms. Johnson: We are in receipt of your letter regarding our application for inclusion in the Mixed Use Development Area. Please find attached a copy of the deed to identify our interest in the property. We will, at the time this letter is delivered to your office, make any payments due. When the application was originally left at your office, no one was able to tell us what was required. Regarding the procedures for amending the I-25 MUD Area Map, we feel all of the questions were addressed. We discussed the services in the area, demonstrated that: the property was both adjacent to and contiguous with the existing 1-25 MUD and estimated the number of residential units and acres of commercial development that were possible. With regard to the requested traffic impact study, we understand that you need to determine the impact of developments so that necessary improvements can be projected. However, we do not have a specific project to study. If we follow the national average to estimate the impact based on 2.9 people per household making an average of ten trips per day, there would be 2100 trips per day generated by the possible 210 residential units that could be built in the residential portion of this property. But, as we stated in the application, we do not have plans at this time to develop the property. We made the application to be included in the urban growth boundary of the MUD so that if development does occur in the area, we cannot be excluded from the opportunity to develop this parcel simply because we are on "the wrong side of the fence". At this time, we do not see this application as a "significant development within the MUD" because there is no immediate plans to develop. We will abide by your decision, but we hope you will reconsider this request. Please contact us if you have further questions. We want to complete the application to you satisfaction. Sincerely, OHS Louis Rademacher I 2471492 B-1527 P-90 01/11/96 02:212 PG 1 OF 2 EEC DOC Weld County CO Clerk & Recorder 11.00 1 (I ' ' tOSOX C - ..4/01010r414 liallilli%fte * S _ dila VS...44 Of .i rinRffi (s),// �` . �, r/1. \ '�IemOP" i a � n C 1 f '� 1 I , .a- .• ,I I I /Pi f �‘ a �T �- . I / �� PATENT NO. 8123 TO ALL UNTO WHOM THESE PRESENTS SHALL COME: GREETING: WHEREAS, this patent is made on the 29th day of November, 1995, by the STATE OF COLORADO, acting by and through the STATE BOARD OF LAND COMMISSIONERS, to R & M LAND COMPANY whose principal place of business is 13184 Weld Carty Road 13,Lpngmoal, Colorado 80504, hereinafter referred to as Grantee, in accordance with the provisions of the acts of the General Assembly of the State of Colorado,approved and in force at the time of the purchase of the land herein designated and described and at the time of the execution of this conveyance, has made full payment as appears from the records of the State Board of Land Commissioners of and for the following described real estate, lying and situate in the County of WELD and State of Collorado to-wit: SCHOOL LANPS TOWNSHIP THREE NORTH (T3N1. RANGE SIXTY-8GIl7' WEEff (R18W) OF THE SIX7$PRINCIPAL MERIDIAN MTH PMI, WL(ID COUNTY Section Thirty-six (Sec. 36): N2NE 80.00 acres, ± Containing Eighty and No/one-hundredths (80.00) acres, more or less, according to U.S. Government survey. RESERVING, however, to the State of Colorado, all rights to any and all minerals, ores, and metals of any kind and character and all coal, asphaltum, oil, gas or other like substance in or under said land and geothermal resources, and any not-nontributary and nontributary waters within the Denver Basin Aquifers, as defined by the State Engineer, the right of ingress and egress for the purpose of mining, together with enough of the surface of the same as may be nec ' - the proper and convenient working or removal of such waters, minerals and substances; SIT PATENT 8123 1 of 2 1 23 PATENT 8123 2 of 2 Le cot ass :'ti G o !' \ t ! 1 Fe N.CP p32 E Ve R w c - —_ F I \ ' Mulligan - I r / . 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MYi ,I, - Y ` / �b 'MRMN '- x ' a CHURCH ce 17_1- —T a ¢ c4 ri Ft IJt rl f000 le.ft ft Legend C\ — I-25 MUD Area Boundary r-7 limiting Sire Factors - Lowest Intensity L[aN yawn/City Annexations //'�N MS -- County Crnployment Center - High Intensity Regional Pork -- Existing Rood Boundary f aRegional Commercial Medium Intensity CP Community Park Proposed Rood w I It Regional Trail System ---; E (Ls__Neighbor�hood Center- rowerInter sly © Neighborhood Park .. 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M 0 1500 3000 Feet v Legend Il't�CCCCCC11 — 1-25 MUD Area Boundary I I Limiting Site Factors - Lowest Intensity wy Town/City Annexations N _ Empaynent Center- High Intndly 0 Ragland Park —.—addinCountg Boundary iirE MN -- 9 Head Regional Commercial - Medium Intensity community Park -- Proposed Road w (i• IT �Nel�hbarhood Center - Low Intensity P Neighborhood Park ..•Regional Trol Sydow A .... . •Other Community Troll Resklntird TQ Transit Center ---Section file * Metric/Community Center --—Proposed Change S I-25 Mixed Use Development Area Structural Plan Map 2.1 Structural Land Use Map MA" 15. 2000 b "^:..: SH119/FdQ al INTTACHANCH ti.. V — t i q MCA N. RETAIL f a Mulligan ,1 ill �, tc, "a Res, -,., I 16 11 $6119 ► i s ► ►: ►j I 1 SR IS 1 i —25 1 nIr Ho li \ krs C . ' a i q• s �� ILr+dDo v f —la � - �7 '1r I I I maw Inn)RSIII 116 __� ', I J i :,r I I ;)H n / 11' m se ' I " I se :Colons Lawn, i s. �� ( '0, _I C ( (Ulan Re i[. , \ I I ��,/// � � *OMB 7 1 J2a4 fr- 9 ` e i er II aR:us_ d `T) act i r I'�- R7 i µ •s •. !f L ra �1 7 i ,, , , - liI �It I / I . a Legend IZl —I 9 0 1500 3000 Fee moo — I--25 MUD Area Boundary 2 Lane Collector N •• a Interstate • Existing Signal •••st 6 Lane Major Arterial O New Signal w � •� --- 4 Lane Major Arterial cil Transit Center „f Mr -- 4 Lane Minor Arterial S 1-25 Mixed Use Development Area Structural Plan Map 2.2 Structural Transportation Network *DEPICTS TRANSPORTATION PLAN AS BUILD OUT OCCURS February. 1997 in SB119/I-Ed °° INTERCHANGE S. '� I DET� /� w [1 I = WC& aSE \ �, Mulligan 1y ��, '.. V Res. 1�., 4 I 1 SE 119 li V li I! im , lr 34 19 \ I-25 —�� (�(1)0 7--- SH,- W.C.R.r.C.R. NO 1 \ I I ( E 1 ' 28 ±asiert.`---, l t R ea \ 1n R ipndbom c -s.� I ex R s. l '_ C I Rear WE.,.. RSII Rear \ / (L. _ I ' cs.R_afa I �� A A I Ell as s l a, I se �{_/ r - m \ 7 Calkins Lola' \ A �, / 1- \ � (Union Res.;I r \ I _.. \\10- 1 �\\ (1 _. /®® 1 IAft •-.f ord°m� 1._ ®' ' y \ \ I j / I S J ^, 6 .� A �� •♦ ll.\ S.H. SID Li 11 — .1 7 � 1 Iu — � { n t 1--- W.C.R. NA is 111 / 1 I' I ' e_I ,-"---' ''S � _.• l 'ij iI I ui ` r.C.R�aE9.a I " , _,:_i_ . .., ... _ _ r - Legend IZl—I (i 1500 3000 Fee, — — I--25 MUD Area Boundary — 2 Lane — Collector N —e-. Interstate • Existing Signal S.l e evo 6 Lane Major Arterial Q New Signal W I E ---- 4 Lane Arterial with Raised Median (T) Transit Center ! ,f LS — -- 4 Lane Undivided — Secondary S 1-25 Mixed Use Development Area Structural Plan Map 2.2 Structural Transportation Network *DEPICTS TRANSPORTATION PLAN AS BUILD OUT OCCURS February. 1997 7-- --- -- ---47 •g ,n 1__ _ ..._1/` ,�� ,//////j%.•: /' //—n;' // r/" // fa /Br (4\ !t 1 ;"fix 3' r �% /•� ".? %// /r -,,Al' ' % 5 51 � %j//% 1 / !.'h�jii�, � y1tL. C1 JII u_r 4 �A. 1�': •5521‘1,!....,,,,r/f,7-..5.../ i Ecc /sr '•�._-__. ;. _ _/mac _ itibP's!... t1.a 14 .///0/1`/♦_ . I �C. "Cat Rt 41, �0 r /,. r zry J y DS'4"/ //4/4n4/ . /fir / ' �r - ° 11 .-S:ti. /ill%u � Ai■� r/ i'. Ka p, 4c;k r4 h. ,alNEE j , 4%%i/i//%/0;. 'z■% ,'`' " - _ I,G: p.• ( .yrra. 1 /.-/r . i • / Rc.l: a Legend N - I-25 MUD Area Boundary _ State Laid. — Commercial Sand & Gravel Resources Y • Schools 022Z3 Prime Agricultural Lands W C - E A Flre Stations/Police Stations Primary Drainage ways i .4 MI Community ActMty Facllitms =100 Year Floadplain S 1-25 Mixed Use Development Area Structural Plan Map 1.1 Regional Influences December, 1996 REFERRAL LIST NAME: Louis Rademacher and R& M Land Company CASE NUMBER: Ordinance 147 and Ordinance 191 REFERRALS SENT: June 1, 2000 REFERRALS TO BE RECEIVED BY: June 23, 2000 COUNTY TOWNS and CITIES _X Attorney _ Ault X Health Department _ Brighton Extension Service _ Broomfield _Emergency Management Office _ Dacono _X Sheriffs Office Eaton XF'ublic Works Erie Housing Authority __Evans Airport Authority X Firestone XE'Euilding Inspection _ Fort Lupton Code Enforcement X Frederick STATE __Garden City XDivision of Water Resources __Gilcrest Geological Survey __Greeley Department of Health __Grover _X Department of Transportation __Hudson _X Division of Minerals and Geology __Johnstown X_VVater Conservation Board _ Keenesburg Oil and Gas Conservation Commission _ Kersey Division of Wildlife: _ LaSalle _Loveland Lochbuie _.__Greeley _ Longmont Division of Minerals/Geology _X_Mead FIRE DISTRICTS Milliken Ault F-1 _ New Raymer Berthoud F-2 _ Northglenn Briggsdale F-24 _ Nunn Brighton F-3 _ Pierce _ Eaton F-4 Platteville Fort Lupton F-5 Severance Galeton F-6 Thornton Hudson F-7 _ Windsor Johnstown F-8 La Salle F-9 X Mountain View F-10 COUNTIES Milliken F-11 _ Adams Nunn F-12 _ Boulder F'awnee F-22 Larimer Platteville F-13 Platte Valley F-14 FEDERAL GOVERNMENT AGENCIES F'oudre Valley F-15 US Army Corps of Engineers __Raymer F-2 USDA-APHIS Veterinary Service ___Southeast Weld F-16 _ Federal Aviation Administration VVindsor/Severance F-17 _ Federal Communication Commission VViggins F-18 __Union Colony F-20 SOIL CONSERVATION DISTRICTS Brighton OTHER _ Fort Collins _X School District RE-1J Greeley Ditch Company _X Longmont X Ginny Shaw _ West Adams COMMISSION/BOARD MEMBER a. 'IF-7r X John Folsom si"a Weld County Referral O June 2, 2000 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Louis Rademacher and R& Case Number Ordinance 147 and Ordinance M Land Company 191 Please Reply By June 23, 2000 Planner Anne Best Johnson Project Amendments to the Comprehensive Plan (Ordinance 147) and Mixed Use Development (MUD) Plan Structural Land Use Map 2.1 to include 1) an 80-acre parcel, and 2) an 240-acre parcel. These amendments necessitate additional changes to reflect accurate land use as follow: Comprehensive Plan Table 5. Comprehensive Plan Urban Growth Boundary Map MUD Plan Section 1.1.2, MUD Plan Maps 1.1 and 2.2. Other amendments to both Ordinances include document-wide renumbering, spelling corrections, type face, and alignment for consistency in both documents. Comprehensive Plan specific amendments include page 1-1 to reflect current amendment years; amendments to the Right co Farm Covenant, Amendment procedure; and design standard in Section 10. MUD specific amendments include Section 1.1.2. to reflect current boundaries and acreage and cross-reference to Map 2.1 rather than 1.1; placement of Nap 1.1 in the Backround Document; Design Standards in Section 2; pages 45-4 7 to reflect correct plan species nomenclature and provide a greater selection. Location Applicant#1) Located in the N2 NE4 of Section 36, Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado. Applicant#2) Located a portion of the SW4 NW4 and all of the SE4 of Section 36, Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado. 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. Weld County Planning Commission Hearing (if applicable) July 18, 2000 J We have reviewed the request and find that it does/does not comply with our Comprehensive Plar ❑ We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. Comments: Weld C :1.,xv Linn , Dept. MEMORANDUM2. tatti, TO: Anne Best-Johnson DATE: Augusk ,'thQtib+ iV WilliFROM: Diane M Houghtaling, P.E., \)( 0 Traffic Engineer COLORADO SUBJECT: Rademacher Parcel admission to MUD I have reviewed the traffic study for the Rademacher Parcel (N '/2 of the NE 1/4 of Section 36, T3N, R68W). It is sufficient. The developer will have to pave WCR 28 to the I-25 Frontage Road or WCR 9.5 (if it ever gets built) He will also be required to provice tim lanes at WCR 28/WCR 13, WCR 13/SH 66, WCR 13/WCR 24 and WCR 28/WCR 9.5. This study does not say the developer will provide these improvements, but it is imp iec ty the volumes. The developer should be aware of these requirements. Without these improvements, the transportation infrastructure is not sufficient to support the traffic. St. Vrain Valley School District RE-1.J 395 South Pratt Parkway • Longmont • CO • 80501-6499 303-776-6200/449-4978 • FAX 303-682-7343 June 20, 2000 Weld County Planning Dep. Anne Best Johnson Weld County Department of PlanningServices ,JUN 22 2000 1400 N. 17th Ave. Greeley, Co 80631 ryK CC E� I VV EE RE: Louis Rademacher and R & M Land Company Amendments Rh Coilipreensive Fran/Mixed Use Development Plan (Part of Sec. 36, T3N, R68W) Dear Anne: Thank you for referring the Louis Rademacher and R & M Land Company Amendments to the Comprehens ✓e Plan/Mixed Use Development Plan to the School District. It appears that this project includes an 80 acre parcel flat could include up to 210 units and a 240 acre parcel with up to 40 units. The projected student impact upon the St. Valley School District of what appears to be 250 new single family units on 320 acres is a total of 166 students. Any students living in this subdivision would attend Mead Elementary School, Mead Middle, and Skyline High School under the present school boundaries. However, due to potential growth in these schools this development and other existig developments in this feeder could be placed in another attendance area in the future. Bus transportation would likely Ge required. This Proposed Development Cumulative impact of this Development Plut_aII Final Development Plans 1995-00 Building Oct. 99 Student Projected Over Proj. Stdnts Total Cum. Seats Available Capacity Enrollment Impact Enrollment Capacity 95-00 plans Enrollment W/Cum. Impact Elementary 504 708 88 796 Yes 459 1255 -751 Middle 397 394 35 429 Yes 436 865 -468 Senior 1299 1309 43 1352 Yes 347 1699 -400 _ 166 1242 -1619 _ The District is on record as not opposing growth so long as the growth is planned and is marageable from a student enrollment standpoint. This development would impact all levels of school in the current attendance area. While there are new schools planned in this area which should reduce overcrowding, there are other approved developments wh ch would, together with this proposal. have a significant cumulative impact on these schools. As the volume of developments increases in this attendance area with no alleviation of the existing overcrowced conditions, d -• the ability to provide the same quality education to,' these new students that is provided SiJualua in V: c' areas becomes increasingly difficult. Therefore, the District would oppose this land use amendment because it would add to the enrollment of an already overcrowded school. Should this proposal be considered for approval, the Dist°ict would request the cooperation and participation of the developer and County in implementing a separate agreemern to help mitigate the impacts on the schools. This agreement would Include the calculation and payment of an appropriate cash in-lieu of land dedication fee to address the capacity concerns at these schools (per the attached chart). Please let me know if you have any further questions. Sincerely, 1.r;(1/iii tt Toillion, AICP Planning Specialist EXMIBIT "Excellence - Our Only Option" Exhibit A School Planning Louis Rademacher and Standards And R and M Land Calculation of Comp Plan Amendments In I ie.. Fees 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 - 250 0.35 525 10 1 .67 $25,100 87.5 Middle L cvcl 25n n.14 750 25 1 .17 $25_100 35 High School 250 0.17 1200 40 1 .42 $25,100 42.5 Total 165 4.25 $25,100 $106,675 Single Family Student Yield is .66 $427 j _ ref Unit 6/20/00 l Weld County Referral WilliWeld County Planning Dep. e � ,IUN 15 2000 June -I, 2000 COLORADO RECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Louis Rademacher and R & Case Number Ordinance 147 and Ordinance M Land Company 191 Please Reply By June 23, 2000 Planner Anne Best Johnson Project Amendments to the Comprehensive Plan (Ordinance 147) and Mixed Use Development (MUD) Plan Structural Land Use Map 2.1 to include 1) an 80-acre parcel, and 2) an 240-acre parcel. These amendments necessitate additional changes to reflect accurate land use as follow: Comprehensive Plan Table 5 Comprehensive Plan Urban Growth Boundary Map MUD Plan Section 1.1.2, MUD Plan Maps 1.1 and 2.2. Other amendments to both Ordinances inc ude cocument wide renumbering, spelling corrections, type face, and alignment for consistency it I I both documents. Comprehensive Plan specific amendments include page 1-1 to reflect current amendment years; amendments to the Right to Farm Covenant, Amendment procedure; and design standard in Section 10. MUD specific. amendments include Section 1.1.2. to reflect current boundaries and acreage and iI cross-reference to Map 2.1 rather than 1.1; placement of Map 1.1 in the Etacicroun I Document; Design Standards in Section 2; pages 45-47 to reflect correct pla species nomenclature and provide a greater seleclion. Location Applicant#1) Located in the N2 NE4 of Section 36. Township 3 North, Range 6€ West of the 6th P.M., Weld County, Colorado. Applicant#2) Located a portion of the SW4 NW4 and all of the SE4 of Section 36, Township 3 North, Range 68 West I of the 6th P.M., Weld County, Colorado. The application is submitted to you for review and recommendation. Any comments or recommendatior you consider relevant to this request would be appreciated. Please reply by the above listed date so that we n ay 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 ques'iuns regarding the application, please call the Planner associated with the request. Weld County Planning Commission Hearing (if applicable) July 18, 2000 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan LJ We have reviewed the request and find no conflicts with our interests 9Q See attached letter. Comments: Signature ( ck C� Date (o - \R Co EXHEIIT Agency _ n /VC • �r� , k �- ui1 N�roc'$ +Weld County Planning Dept_ +1555 N. 1710 Ave_Greeley,Co.80631 +(970)353-6100 ext.35.10 +(970)304-6498 fax 'j° rA`" MOUNTAIN VIEW FIRE PROTECTION DISTRICT Administrative Office: pl 1' 8 9119 County Line Road •Longmont, CO 80501 II M1 (303) 772-0710 Metro (303) 666-4404 FAX (303) 651-7702 view June 14, 2000 Ms. Anne Best Johnson Weld County Planning Department 1555 North 17th Avenue Greeley, CO 8063! Dear Ms. Johnson: I have reviewed the submitted materials pertaining to the Comprehensive Plan Amendment requested by Louis Rademacher and R & M Land Company (Case Number: Ordinance 147 .and Ordinance 191). The property named is within the boundaries of the Mountain View Fire Protection District and receives service from the District. The Fire District does not object to the amendment provided subsequent subdivision, use and development of the properly meets the requirements of the Fire District. All applicable codes as they pertain to building construction, water supply, fire hydrant locations, street designs, and fire department access must be met at the time development occurs. Subdivision and/or development plans will need to be submitted to the Fire District for review prior to approval. We appreciate being involved in the planning process, should you have my questions, please contact me at 303-772-0710. Sincerely, ( 11 LuAnn Penfold Fire Marshal LMP/lp cc: Louis Rademacher, 13184 Weld County Road 13, Longmont, CO 80504 project file file Ip06.I5.00 Station 1 Station 2 Station:I Station 4 Station 5 Station 6 Station. 9119 Cnty LreRd 10971 WCR 13 P.O.Box 575 P.O.Box 11 10911 Dobbin Run PO.Box 666 i O.Boa•. t nn<;ment CO Longmont,CO 299 Palmer Ave 9500 Miwot Road Lafayette,CO 600 brings Of So.Fore, 9t 80501 80504 Mead,CO 60542 Niwot,CO 90544 80026 Erie,CO 80516 C as mo,CO eI 14 iiiL----;,„ 4IPPI Weld County Referral C. June ' , 2000 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Louis Rademacher and R & Case Number Ordinance 147 and Ordinance 1 M Land Company 191 Please Reply By June 23, 2000 Planner Anne Best Johnson Project Amendments to the Comprehensive Plan (Ordinance 147) and Mixed Use Development (MUD) Plan Structural Land Use Map 2.1 to include 1) an 80-acre parcel, and 2) an 240-acre parcel. These amendments necessitate additional changes to reflect accurate land use as follow: Comprehensive Plan Table Comprehensive Plan Urban Growth Boundary Map MUD Plan Section 1. 1.2, MUD 1 Plan Maps 1.1 and 2.2. Other amendments to both Ordinances include docume it wide renumbering, spelling corrections, type face, and alignment for consistency ii: both documents. Comprehensive Plan specific amendments include page 1-1 to reflect current amendment years; amendments to the Right to Farm Covenant, Amendment procedure; and design standard in Section 10. MUD specific. amendments include Section 1.1.2. to reflect current boundaries and acreage and cross-reference to Map 2.1 rather than 1.1; placement of Map 1.1 in the Back round Document; Design Standards in Section 2; pages 45-47 to reflect correct plan • species nomenclature and provide a greater selection. Location Applicant #1) Located in the N2 NE4 of Section 36 Township 3 North, Range 68 West of the 6th P.M., Weld County, Colorado. Applicant#2) Located a purticn o` the SW4 NW4 and all of the SE4 of Section 36, Township 3 North, Range 68 Wes' of the 6th P.M., Weld County, Colorado. 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 dale 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 queslioi is regarding the application, please call the Planner associated with the request. Weld County Planning Commission Hearing (if applicable) July 18, 2000 / 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 U See attached letter. Comments: Signature ,L / ' 1 /�� 6i r0'.{ '�CI'�}li ( Date 6�/�'/;.�z?i v Agency i/v(..0 P/l T C U _. 1 •:Weld county Planning Dept. :•1555 N. 17th Ave. Greeley,Co. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax Weld County Planr ing Dep JUN 13 2000 RECEIVED Anne Johnson - MUD Expansion for Properties on WCR 13 age 1 • From: Arthur L Elmquist <aelmquist@juno.com> To: <ajohnson@co.weld.co.us> Date: 7/17/00 11:06AM Subject: MUD Expansion for Properties on WCR 13 Hi Anne, How's your summer going? Would you please see that all of the members of the Weld County Planning Commission receive a copy of the attached letter concerning the MUD expansion requests. I believe these requests will be on this week's agenda. Thank You, Artie Elmquist St. Vrain Concerned Citizens 3t Anne Johnson - SVWCR13MUD.wpd age 1 v 1,St. Vrain Concerned Citizens CI Z4 1-C) nom-age ma. C Longmont, CO 80504 Phone - (303) 776-4449 Fax - (954) 212-7996 E-Mail - aelmquist@netscape.net Monica Daniels Mika, Director Weld County Planning Services 1555 N. 17 Avenue Greeley, CO 806031 RE: Requests for inclusion of land in MUD Area of two parcels. [J Bar B, Inc West of CR 13 & north of CR 26] and [R & M Land Co. -Rademacher- West of CR 13 & south of CR 28]. Dear Monica, Ordinance 191 Section 1. I Intent of the MUD area states: "The presence of an interstate highway and state highway system and the external growth pressures from the Longmont Metropolitan area have added to interest in land development and population growth in the area". One fallacy in this intent is that, based on Weld County's dedication to the preservation of its agricultural lands and economy, county urbanization should only be tolerated based on need, not lard owners' or developers' "interest" in development or population growth. Another fallacy is that these parcels are not subject to Longmont growth pressures [6 miles away] or from 1-25 [2 miles away]. Less than 5% of the MUD Area land has been developed to date. The balance should be infilled before considering adding more land to the MUD Area. There are no growth pressures on these parcels to warrant their being included in the MUD Area. Any pressures can eas!ly he absorbed by vacant areas in the existing MUD area or preferably [ref Municipal Annexation Code] in surrounding municipalities. The only pressures on these lands are from the desire for profits from development. The MUD Area has already been recently increased with the inclusion of the Douthit and Hamlin properties. Is the MUD Area to be continuously increased -rased solely on the desire of land owners rather than any need for their development and fiirthar reducing the amount of available farm land. These lands are actually prime farmlands based on their soils and availability of water. Only a lapse in the USDA criteria which designates any lands lying in a flood plain as being "ethers' prevents their proper classification. One of the reasons, unstated in Ordinance 191, for creation of the original MUD Area was to make it feasible for the formation of a sewer distric: so that the businesses at Del Camino would not have to rely on individual septic systems to handle waste. As servicing tie existing Del Camino businesses alone would not support a central sewer service additional lanis were included. Now, the St. Vrain Sanitation District is having to increase its capacity to serve the area growth. Thus, today, inclusion of additional lands in the MUD Area is not necessary to make the sewer district economically sustainable. The J Bar B Land is in 100 year flood plain. Anne Johnson - SVWCR13MUD wpd f age 2 Mud land use map calls for "lowest intensity" development min the flood plain. There is presented no documentation that there are adequately sized water mains to serve development in these lands. Part of the J Bar J lands were formerly wetlands before mining took place. Development of these lands and the use of the lakes for water sports, etc. will prevent their being reclaimed for wetlands. There should at least be input from the U S Army Corps of Engineers. Colorado Division of Minerals & Geology and Colorado Mined Land Reclamation Board before making any decisions regarding this application. The presentations as to the intended type of development are not formal proposals for change of zone, etc. We draw your attention to an example of variances between alleged intent at time of request for inclusion in MUD Area and subsequent actual applications to the County for actual development. Glen Douthit was reported in the Times Call as stating that inclusion of his property in the MUD Area would he for the befit of his heirs developing the property. He is now in the process of seeking County approval for development. Additionally, the present plan is for a more intense and dense use of the land than was originally proposed Sincerely, Artie Elmquist, Representative St. Vrain Concerned Citizens Hello