HomeMy WebLinkAbout950742.tiffOFFICE OF THE MAYOR
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350 KIMBARK, CIVIC CENTER COMPLEX, L0NGM[JNT COLORADO 80501
PHONE: 572-0719(METRO); (303)651-8602 FACSIMIFLEr5,2-0719(METRO); (303)651-8590
March 24, 1995
Weld County Board of County Commissioners
Office of the Board of County Commissioners
P.O. Box 758
Greeley, Colorado 80632
Re: The Southern Weld County I-25 Corridor and Amendments to the I-25 Mixed -Use
Development Area
Dear County Commissioners:
I want to thank you for inviting Longmont to participate in recent meetings regarding the
Southern Weld County 1-25 corridor. The meetings held thus far in Mead, Longmont, and
Dacono have been beneficial in initiating dialogue among the various municipalities and Weld
County concerning future planning along the I-25 corridor and surrounding areas. Longmont is
interested in continuing these discussions to perhaps reach agreement among the entities involved
on how this area should be planned.
At the most recent meeting in Dacono, the municipal and Weld County representatives discussed
the issue of urban growth boundaries. Maps provided by Don Sandoval from the Colorado
Department of Local Affairs indicated that there is considerable overlap of the planning or
service areas (hereafter referred to as urban growth boundaries) of the various municipalities and
the County I-25 Mixed -Use Development Area. Representatives at the meeting appeared to be
in general agreement that the municipalities and Weld County need to work toward resolving
areas where urban growth boundaries overlap. In addition, there was consensus among the
representatives that preserving community identity is important to the municipalities and Weld
County.
Future meetings are scheduled in April among the various entities to discuss options and/or
possible solutions for reaching agreement on urban growth boundaries. We look forward to
participating in these meetings.
Longmont is concerned, however, that amendments being proposed for inclusion into the I-25
Mixed -Use Development Area, if approved by the Board, would preclude the opportunity to
preserve a separate community identity for both Longmont and the Mixed -Use Development
Area. In order to facilitate future discussions on the issue of urban growth boundaries and the
general concept of future planning in the I-25 corridor and surrounding areas, we believe that the
planning process for the Southern Weld County I-25 corridor and surrounding areas now under
way should precede consideration of amendments to the I-25 Mixed -Use Development Area.
Therefore, Longmont respectfully requests that the Board of County Commissioners table any
amendment requests for inclusion into the I-25 Mixed -Use Development Area until such time as
the municipalities and Weld County have concluded discussions regarding urban growth
boundaries in the Southern Weld County I-25 corridor meetings.
Thank you for considering our request. Please contact me or our City Manager, Mr. Gordon
Pedrow, at 651-8602 if you wish to discuss this matter further.
Sincerely,
Leona Stoecker, Mayor
City of Longmont
xc: Mayors of Mead, Dacono, Frederick, Firestone, Erie, Broomfield, and Thornton
City Council, City of Longmont
Gordon Pedrow, City Manager, City of Longmont
Phil DelVecchio, Community Development Director, City of Longmont
Brad Schol, Planning Director, City of Longmont
Lee Lawson, St. Vrain Sanitation District
File #1049 - Weld County Comprehensive Plan Update
Attachment:
1. Comments from Longmont (dated December 14, 1994 and February 22, 1995) on
proposed amendments to the 1-25 Mixed -Use Development Area
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DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING DIVISION
Civic Center Complex / Longmont, CO 80501
(303) 651-8330 / FAX # (303) 651-8696
December 14, 1994
Ms. Monica Daniels -Mika, Long Range Planner
Weld County Department of Planning Services
1400 N. 17th Avenue
Greeley, CO 80631
RE: CASE NUMBERS: COMPAMEND 1-1994, 2-1994, 3-1994, 4-1994, 5-1994, 6-1994
Dear Monica:
Thank you very much for sending the six proposed comprehensive plan amendments to the I-25
Mixed Use Development Area to the City of Longmont for our review and comment. The City
will comment on these applications as a group since many of our comments relate to more than
one application. Also. the applications indicate that "through their consultants, the landowners
have coordinated the planning effort in terms of the road network and compatible land uses."
These six applications will add 1,453 acres± to the approximately 7,000 acre I-25 Mixed Use
Development Area. They expand this area to the south and west. The proposed expansion goes
west to County Line Road south of the St. Vrain River and goes west to the City limits north of
SH119 (See attached map). The proposed land uses are Low Density Residential, Medium
Density Residential, and Open Space. The applications do not provide a breakdown of the
proposed acreage by land use category.
The applications indicate that the Weld County Comprehensive Plan Advisory Committee did
discuss these proposed expansions "...but declined to take any action because the committee did
not wish to entertain requests from individual property owners." The City of Longmont concurs
with the action of the Weld County Comprehensive Plan Advisory Committee. We do not
believe that the applications have demonstrated they comply with Weld County's criteria for
amending the Weld County Comprehensive Plan. Particularly, the City does not believe they
have demonstrated that the amendments will not place a burden upon existing or planned service
capabilities." Consequently, the City of Longmont requests that Weld County deny these
applications. You will note that many of the City's comments on these applications follow
closely to our comments on the Weld County Comprehensive Plan update itself.
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Buffers
The City of Longmont is very interested in preserving a buffer of agriculturally zoned property
between Longmont and the I-25 Mixed Use Development Area. This buffer would provide for
the physical separation between the City and the urban development within unincorporated Weld
County. Consequently, the City of Longmont previously commented that we would not want to
see this area enlarged: particularly along the SH119 corridor. The City prefers that Weld County
reduce the size of the I-25 Mixed Use Development Area. The proposed expansion to the I-25
Mixed Use Development Area abuts the existing City limits north of SH119. There would be
no buffer.
Again the City of Longmont requests that Weld County consider actually reducing the size of
the adopted I-25 Mixed Use Development Area to east of the St. Vrain River and Boulder Creek
confluence (while honoring existing development approvals) rather than expanding it further to
the west.
Self-sustaining community
Longmont would like to see the I-25 Mixed Use Development Area develop as a self-sustaining
community with a balance of residential, commercial, office, and industrial land uses and with
the ability to provide a full range of urban services to future residents. Having the I-25 Mixed
Use Development Area be a self-sustaining community would reduce the impact development
in this area may have on other communities' facilities. Longmont is concerned that if the I-25
Development Area develops without a full range of urban services that Longmont's facilities will
be burdened.
Previously we shared with you some rough estimates of population (28,330) that Weld County
may see if the adopted 1-25 Mixed Use Development Area builds out. We also shared with you
some of the transportation impacts that we see occurring. The buildout of the adopted area will
create a separate urban community. Yet the adopted I-25 Mixed Use Development Area does
not locate basic public facilities such as collector streets, schools, or parks. The proposed
amendments do not locate these facilities either.
Without planning an arterial and collector street system to serve the I-25 Mixed Use
Devclop.r.etu Arcs, Weld County will not be in a position to ensure that developers make the
necessary street dedications, connections, and improvements so that the planned transportation
system will be able to accommodate the planned land use.
The applications state that the St. Vrain Valley School District provides education in this area
and has schools located in Mead and the Tri-Towns. As the area grows, the District may decide
to also build schools in the I-25 Mixed Use Development Area. The existing schools in Mead
and the Tri-towns will not be able to accommodate the students that the adopted I-25 Mixed Use
Development Area will generate. There will need to be school sites within this area to handle
these students. Therefore, it is important to plan and locate school sites (elementary, middle, and
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high) to serve the adopted I-25 Mixed Use Development Area. The proposed expansion only will
increase this burden.
There is considerable Open Space designated within the I-25 Mixed Use Development Area.
However, there are no designated parks for more active recreation: parks that will provide
lighted ball fields for example. Residents of urban areas expect facilities for more active
recreation such as league softball. Longmont plans its parks facilities to handle the buildout of
the Longmont Planning Area. We have not planned our parks facilities to accommodate the
estimated 28,330 people who will live in the I-25 Mixed Use Development Area. Again, the
proposed amendments will add to this burden.
Many communities (including Longmont) attempt to co -locate elementary schools and
neighborhood parks on collector sweets. Many communities also try to locate high schools and
community parks (parks with lighted ballfields capable of handling league sports) on arterials and
at the edge of residential neighborhoods rather than in the middle of residential neighborhoods.
Without planning and locating school and park sires within the I-25 Mixed Use Development
Area, Weld County will not be in a position to ensure that developers make the necessary
dedications or payments -in -lieu so that the planned school and park sites are located to serve the
planned land use.
Other Services
It is important to analyze the impacts that the buildout of the adopted I-25 Mixed Use
Development Area may have on the type and demand for other services. For example, fire
fighting equipment and techniques for urban development can be different than those for rural
development. The Mountain View Fire Protection District serves this area. It is important to
determine what changes it may need to make to its operations, its need for additional and/or
different equipment (both fire and EMS), and its need for additional fire stations to serve an
urban community: particularly an urban community where response times from existing facilities
will be quite different than what they may be today.
A similar evaluation may be useful for Weld County to undertake for the services it directly
provides. For example public safety and general governmental services. It may be that the urban
densities within the I-25 Mixed Use Development Area will require a different level of service
than the Weld County Sheriff provides for the mote rural areas of Weld County. With an
estimated population of 28,330, it's quite possible that Weld County will need to establish a
satellite office facility to provide better service to the residents of the I-25 Mixed Use
Development Area. The applications do not discuss these burdens either.
Special Districts
It does not appear that all the areas of proposed expansion are located within the St. Vrain
Sanitation District and the Left Hand Water District. The City believes it is in appropriate to
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expand the I-25 Mixed Use Development Area (with planned urban densities) to include
properties not currently within both these districts. Such action just promotes urban sprawl.
Scenic Entry Corridors
The City of Longmont has designated a scenic entrance corridor along SH119 into the City.
Components of these corridors include increased setbacks, access control, landscaping, signage,
lighting, screening, and fencing. Developing and maintaining an improved visual image along
a major transportation corridor for both the City and the I-25 Mixed Use Development Area is
a benefit to both. Several of the proposed applications include frontage along SH119 and do not
incorporate these scenic entrance corridors.
Primary Greenways/Trails
The City of Longmont is developing a primary greenway trail and park system along the St.
Vrain for the enjoyment of area residents. In our comments to Weld County as part of the Weld
County Comprehensive Plan update, the City supported the open space designation along St.
Vrain Creek and Boulder Creek so that there can be extensions of the open space planning of
both our jurisdictions. Coordinated planning can ensure consistency in terms of trail alignment,
public access, and corridor facilities such as parking and other trailhead facilities. The City of
Longmont's planning for the St. Vrain Greenway indicates that the main trail will be on the south
side of the St. Vrain west of WCR1.
The City of Longmont also has designated Spring Gulch as a primary greenway. We request that
Weld County continue this designation within unincorporated Weld County. A primary greenway
along Spring Gulch can provide an important link between the St. Vrain River and Union
Reservoir Recreation Area.
The draft Longmont Area Comprehensive Plan does include a strategy to "explore the use of
abandoned railroad rights -of -way for opportunities to serve alterative modes of transportation."
The abandoned railroad right-of-way that goes between Boulder Creek and the St. Vrain also
could provide an important link between these two trails. The City of Longmont respectfully
suggests that Weld County evaluate having a trail along this abandoned right-of-way as well.
Union Reservoir
Previously, the City has requested that Weld County ensure that any development planned near
Union Reservoir be compatible with the recreation facilities the City is developing there: taking
into consideration public access and buffering between development and the recreational facilities
near the reservoir. One of the proposed expansions includes 143 acres of Medium Density
Residential just east of McLane/Western and south of Union Reservoir. The City reiterates this
concern. The City also is concerned about the location of this proposed expansion to the dam's
breach flood area. The applications provide no information on these items.
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In conclusion, the City requests that Weld County deny the proposed requests for expansion of
the I-25 Mixed Use Development Area. This expansion eliminates any buffer between the City
of Longmont and urban development within unincorporated Weld County: a critical concern to
the City. The applications also have not demonstrated that they will not place an additional
burden upon existing or planned service capabilities (including services that the City of
Longmont provides): one of the three review criteria for approving a comprehensive plan
amendment.
If you have any questions about this referral response, please call Brien Schumacher at 651-8330.
Thank you again for the opportunity to comment on these applications.
Sincerely,
fez(
Brad Schol
Planning Director
xc: Phil DelVecchio, Community Development Director
Brien Schumacher, Planner II
File: #2049-2b, #2049-2c, #2049-2d, #2049-2e, #2049-2f, #2049-2g
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NDR —Nigh Density Residential
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950742
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNING DIVISION
Civic Center Complex / Longmont, CO 80501
(303) 651-8330 / FAX # (303) 651-8696
February 22, 1995
Ms. Monica Daniels -Mika, Long Range Planner
Weld County Department of Planning Services
1400 N. 17th Avenue
Greeley, CO 80631
RE: CASE NUMBER: COMPAMEND 1-1995
Dear Monica:
Thank you very much for sending the proposed Mayeda Farms comprehensive plan amendment
to the I-25 Mixed Use Development Area to the City of Longmont for our review and comment.
The 139 acre± parcel is located at the southeast corner of SH119 and WCR1. The applicants
propose low density residential land use. The City of Longmont's sewer interceptor G crosses
a portion of this property.
In December the City provided comments to you about six proposed comprehensive plan
amendments. I understand that Weld County has not completed its review of these amendments.
The City's comments on the proposed Mayeda Farms comprehensive plan amendment are the
same as many of our comments on the other amendments and on the Weld County
Comprehensive Plan update itself. The Mayeda Farms comprehensive plan amendment (139
acres, together with the six other comprehensive plan amendments that Weld County is
considering (1,453 acres±), will add 1,592 acres± to the 7,000 acre+ I-25 Mixed Use
Development Area.
After reviewing the application materials, the City does not believe that the application has
demonstrated that it complies with Weld County's criteria for amending the Weld County
Comprehensive Plan. Particularly, the City does not believe the applicants have demonstrated
that the amendments "will not place a burden upon existing or planned service capabilities."
Consequently, the City of Longmont requests that Weld County deny this application.
Buffers
The City of Longmont is very interested in preserving a buffer of agriculturally zoned property
between Longmont and the I-25 Mixed Use Development Area. This buffer would provide for
950742
the physical separation between the City and the urban development within unincorporated Weld
County. Consequently, the City of Longmont previously commented that we would not want to
see this area enlarged: particularly along the SH119 corridor. The City prefers that Weld County
reduce the size of the I-25 Mixed Use Development Area. The proposed expansion to the I-25
Mixed Use Development Area abuts the existing City limits north of SH119. There would be
no buffer. The City of Longmont again requests that Weld County consider actually reducing
the size of the adopted I-25 Mixed Use Development Area to east of the St. Vrain River and
Boulder Creek confluence (while honoring existing development approvals) rather than expanding
it further to the west.
Self-sustaining community
Longmont would like to see the I-25 Mixed Use Development Area develop as a self-sustaining
community with a balance of residential, commercial, office, and industrial land uses and with
the ability to provide a full range of urban services to future residents. Having the I-25 Mixed
Use Development Area be a self-sustaining community would reduce the impact development
in this area may have on other communities' facilities. Longmont is concerned that if the 1-25
Development Area develops without a full range of urban services that Longmont's facilities will
be burdened.
As part of the comprehensive plan update, Weld County is beginning to estimate future
population (32,800) and quantify some of the demands for serving the existing 7,000 acres I-25
Mixed Use Development Area (for example, the need for 18 new schools). The City appreciates
and supports Weld County's further efforts at determining the levels of service necessary to
support urban development within the I-25 Mixed Use Development Area and how Weld County
intends to provide those levels of service. The buildout of the adopted area will create a separate
urban community. The adopted I-25 Mixed Use Development Area does not yet locate basic
public facilities such as collector sweets, schools, or parks. Without knowing the location of
these facilities to serve the adopted I-25 Mixed Use Development Area, it is difficult to determine
the burden the proposed amendment will have on existing and planned service capabilities.
Without planning an arterial and collector street system to serve the I-25 Mixed Use
Development Area, Weld County will not be in a position to ensure that developers make the
necessary street dedications, connections, and improvements so that the planned transportation
system will be able to lccerona^3ate the planned land use. The Longmont Area Comprehensive
Plan designates WCR1 as an arterial requiring 120 ft. of right-of-way.
The application states that as the area develops the St. Vrain Valley School District may decide
to build additional schools. There will need to be 18 school sites within the adopted I-25 Mixed
Use Development Area to serve future students. Therefore, it is important to plan and locate
school sites (elementary, middle, and high) to serve the adopted I-25 Mixed Use Development
Area. Without knowing the location of these future schools, it is difficult to determine the
burden the proposed amendment will place upon existing or planned service capabilities.
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The application states that generous open space is provided in this planned development, but the
application provides no details about the open space. While there is considerable open space
designated within the I-25 Mixed Use Development Area, there are no designated parks for more
active recreation: parks that will provide lighted ball fields for example. Residents of urban
areas expect facilities for more active recreation such as league softball. Longmont plans its
parks facilities to handle the buildout of the Longmont Planning Area. We have not planned our
parks facilities to accommodate the estimated 32,800 people who will live in the I-25 Mixed Use
Development Area. Again, it is difficult to quantify the burden this proposed amendment will
add without first locating these facilities.
Many communities (including Longmont) attempt to co -locate elementary schools and
neighborhood parks on collector streets. Many communities also try to locate high schools and
community parks (parks with lighted ballfields capable of handling league sports) on arterials and
at the edge of residential neighborhoods rather than in the middle of residential neighborhoods.
Without planning and locating school and park sites within the I-25 Mixed Use Development
Area, Weld County will not be in a position to ensure that developers make the necessary
dedications or payments -in -lieu so that the planned school and park sites are located to serve the
planned land use.
Other Services
It is important to analyze the impacts that the buildout of the adopted I-25 Mixed Use
Development Area may have on the type and demand for other services. For example, fire
fighting equipment and techniques for urban development can be different than those for rural
development. The Mountain View Fire Protection District serves this area. It is important to
determine what changes it may need to make to its operations, its need for additional and/or
different equipment (both fire and EMS), and its need for additional fire stations to serve an
urban community: particularly an urban community where response times from existing facilities
will be quite different than what they may be today.
A similar evaluation may be useful for Weld County to undertake for the services it directly
provides. For example public safety and general governmental services. It may be that the urban
densities within the I-25 Mixed Use Development Area will require a different level of service
than the Weld County Sheriff provides for the more rural areas of Weld County. With an
estimated population of 32,800, it's quite possible that Weld County will need to establish a
satellite office facility to provide better service to the residents of the I-25 Mixed Use
Development Area. The application does not discuss these burdens either.
Special Districts
It does not appear that the Mayeda Farms comprehensive plan amendment is located within the
St. Vrain Sanitation District. The City believes it is inappropriate to expand the I-25 Mixed Use
Development Area (with planned urban densities) to include properties not currently within this
district. Such action promotes urban sprawl.
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Scenic Entry Corridors
The City of Longmont has designated a scenic entrance corridor along SH119 into the City.
Components of these corridors include increased setbacks, access control, landscaping, signage,
lighting, screening, and fencing. Developing and maintaining an improved visual image along
a major transportation corridor for both the City and the I-25 Mixed Use Development Area is
a benefit to both. This application includes frontage along SH119 and does not incorporate this
scenic entrance corridor.
Compact Urban Form
Development in the I-25 Mixed Use Development Area does not first require annexation to a
municipality, and consequently does not need to meet the 1/6th contiguity requirement for
annexation. Since contiguity is not a requirement for development in unincorporated areas,
development in the I-25 Mixed Use Development Area has a greater likelihood of occurring in
scattered pockets resulting in inefficient service delivery. The larger the I-25 Mixed Use
Development Area becomes, the greater the probability for scattered development. In order to
avoid the inefficient delivery of services, Weld County likely will need to develop other
development phasing techniques to promote a compact urban form and an efficient service
delivery system.
In conclusion, the City requests that Weld County deny the proposed request for expansion of
the I-25 Mixed Use Development Area. This expansion eliminates any buffer between the City
of Longmont and urban development within unincorporated Weld County: a critical concern to
the City. The application also has not demonstrated that it will not place an additional burden
upon existing or planned service capabilities (including services that the City of Longmont
provides): one of the three review criteria for approving a comprehensive plan amendment.
If you have any questions about this referral response, please call Brien Schumacher at 651-8330.
Thank you again for the opportunity to comment on these applications.
Brad Scitol
Planning Director
xc: Phil DelVecchio, Community Development Director
Brien Schumacher, Planner II
File: #2049-2h
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