HomeMy WebLinkAbout962431 ORDINANCE NO. 191
IN THE MATTER OF ADOPTING THE MIXED USE DEVELOPMENT PLAN
BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF THE COUNTY OF
WELD, STATE OF COLORADO:
WHEREAS, the Board of County Commissioners of the County of Weld, State of
Colorado, pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with
the authority of administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners has the power and authority under the
Weld County Home Rule Charter and Article 28 of Title 30, CRS, to adopt zoning regulations for
the unincorporated areas of the County of Weld, and
WHEREAS, the Board of County Commissioners of Weld County hereby finds and
determines that there is a need for a Mixed Use Development Plan to supplement the zoning
regulations for the County of Weld, and
WHEREAS, the Board of County Commissioners hereby finds and determines that this
Ordinance is for the benefit of the health, safety, and welfare of the people of Weld County.
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of the
County of Weld, State of Colorado, that the Mixed Use Development Plan on the following
pages, be, and hereby is, adopted.
962431
ORD191
October, 1996
Mixed Use
Development Plan
WELD COUNTY COLORADO
Ordinance 191
BOARD OF COUNTY COMMISSIONERS
Barbara Kirkmeyer, Chairman
George Baxter, Pro-Tern
Dale Hall
Connie Harbert
W.H. Webster
WELD COUNTY PLANNING COMMISSION
Arlan Marrs, Chairman
Shirley Camenisch
Jack Epple
Aim Garrison
Marie Koolstra
Cristie Nicklas
Rusty Tucker
Glenn Vaad
Fred Walker
DEPARTMENT OF PLANNING SERVICES
Monica Daniels-Mika, Director
Gloria Dunn, Current Planner
Shani Eastin, Current Planner
Sharyn Frazer, Office Manager
Chris Goranson, Current Planner
Todd Hodges, Planner II
Kerri Keithley, Current Planner
Stephanie Van Arsdol, Planning Technician
Sharon White, Planning Technician
TECHNICAL ADVISORY COMMITTEE
Ed Jordan, Weld County Sheriff
Michael Kennedy, CDOT
Lee Lawson, St. Vrain Sanitation District
Bill Meier, United Power
Randy Rivers, Colorado Division of Parks
Scott Toillion, St. Vrain School District
Jerry Ward, Mountain View Fire District
Hank Whitler, Little Thompson Water District
John Zadel, Central Weld County Water District
COUNTY DEPARTMENTS
Bruce Barker, County Attorney
Lee Morrison, Assistant County Attorney
Don Warden, Director of Finance
Drew Scheltinga, Weld County Engineer
Jeff Stoll, Director of Environmental Health
Table of Contents
Section 1. The Mixed Use Development Area 1
1.1 Intent 1
1.2 Community Form and Structure 3
1.3 Public Facilities 7
1.4 Transportation and Circulation 10
Section 2. Development Standards 12
2.1 Intent 12
2.2 Structural Land Use Categories 14
2.3 Common Open Space Regulations 18
2.4 Maximum Lot Coverage Regulations 20
2.5 Planned Unit Development Districts 20
2.6 Landscaping Regulations 21
2.7 Transportation and Circulation Regulations 31
2.8 Sign Regulations 39
2.9 Utility, Infrastructure and Public Facility Regulations 42
Section 3. Inventory of Existing Uses 45
3.1 Intent 45
3.2 Inventory and Analysis 46
3.3 Market Factors and Likely Trends 73
3.4 MUD Structural Land Use Plan 81
Section 4. Appendix 102
4.1 Plant Materials 102
Tables
Table 1.1 Existing Service Providers in the Mixed-Use Development Area 1
Table 2.1 Structural Land Use Densities 14
Table 2.2 Common Open Space for Land Use Categories 18
Table 2.3 Maximum Lot Coverage Within the MUD Area 20
Table 2.4 School Allocation Standards in the MUD Area 44
Table 3.1 School Capacity and Projected Enrollments 53
Table 3.2 MUD Water Districts 62
Table 3.3 Range of Likely MUD Area Residential Development 77
Table 3.4 Land Use Plan Distribution 83
Table 3.5 MUD Area Plan Trip Generation 84
Table 3.6 St. Vrain School Need Projection Factors 90
Table 3.7 MUD Area School Need Projections 90
Table 3.8 MUD Area: 10-Year Growth 96
Table 3.9 Total Build-out of MUD Area 97
Table 3.10 Law Enforcement Capital Costs 98
Table 3.11 Preliminary Cost Estimates for Transportation Network 99
Table 3.12 Indirect Street Costs 100
Table 3.13 Parks, Trails and Sites with Limiting Factors 101
Table 4.1 Listing of Plant Materials 102
Maps
Map 1.1 MUD Planning Boundaries 2
Map 2.1 Structural Land Use Map 13
Map 2.2 Structural Transportation Network 34
Map 3.1 Existing Land Use and Roadways 49
Map 3.2 Existing Zoning and Permitted Uses 52
Map 3.3 Water Services 60
Map 3.4 Sanitary Sewer Services 65
Map 3.5 Natural Gas Services 67
Map 3.6 Priority for Development 69
Map 3.7 Parks, Recreation, and Floodplain Resources 71
Figures
Figure 2.1 Design Consideration for Subdivisions 16
Figure 2.2 Common Open Space and Maximum Lot Coverage 19
Figure 2.3 Berming and Screening Parking 23
Figure 2.4 Screening Parking from Roadways 24
Figure 2.5 Screening Parking and Structures 24
Figure 2.6 I-25 Corridor Treatment 27
Figure 2.7 I-25 Corridor Treatment Travel Viewpoint 28
Figure 2.8 I-25 Corridor Treatment Frontage Road Viewpoint 29
Figure 2.9 State Highway 119 Corridor Treatment 30
Figure 2.10 Roadway Cross Sections 35
Figure 3.1 Proposed CDOT I-25/SH 119 Interchange Improvements 58
Figure 3.2 External Trip Distribution 86
Figure 3.3 Daily Trip Distribution by Purpose 87
References
1. Figure 2.1: DeChiara, Joseph and Lee Koppelman. Site Planning Standards, McGraw-Hill Book
Company, 1978.
2. Figures 2.3, 2.4 and 2.5: Rubenstein, Harvey M. A Guide to Site Planning and Landscape
Construction. Fourth Edition, John Wiley & Sons, Inc., 1996.
Acronyms and Abbreviations
CDOT Colorado Department of Transportation
DIA Denver International Airport
DU Dwelling Unit
FEMA Federal Emergency Management Agency
FPD Fire Protection District
HOV High Occupancy Vehicle
I-25 Interstate 25
LOS Level of Service
MUD Mixed Use Development
MUTCO Manual on Uniform Traffic Control Devices
NCWCD Northern Colorado Water Conservancy District
PUC Public Utilities Commission
PUD Planned Unit Development
RTD Regional Transportation District
SH State Highway
SUP Special Use Permits
TDM Transportation Demand Management
USR Use by Special Review
WCR Weld County Road
Section 1 The Mixed Use Development Area
1.1 Intent
The Mixed Use Development area (MUD area) provides a unique and challenging opportunity
for the establishment of an on-going planning process in an area which is experiencing
increased growth and development. The presence of an interstate and state highway system
and the external growth pressures from the Longmont Metropolitan Area have added to the
interest in land development and population growth within this area. The intent of this policy
document is to guide and implement planned land use changes in the MUD area, particularly
the conversion of rural lands to more intensive urban-type land uses. The regulations found
in this document are intended to be implemented by the land use and development policies in
the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and Planned Unit
Development Ordinance, as amended and adopted by the county.
1.1.2 Planning Area Boundaries
The MUD area covers approximately 12,110 acres with boundaries at Weld County Road
(WCR) 1 on the west, WCR 11 on the east, State Highway (SH) 66 on the north and WCR
20 on the south. The MUD planning area boundaries are shown on Map 1.1.
1.1.3 Amendment Procedure
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.
1.1.4 Existing Services
The MUD area is intended to be an area which will accommodate development which may
occur as a result of the planned infrastructure and services existing and developing in the area.
Table 1.1 displays the existing service providers in the MUD area.
Table 1.1 Existing Service Providers in the Mixed Use Development Area
Domestic Water Left Hand Water Supply Company, Little Thompson Valley Water District,
Longs Peak Water Association, Central Weld County Water Association
Sanitation St. Vrain Sanitation District
Gas Public Service Company of Colorado
Electric United Power
School St. Vrain(RE-1J)
Law Enforcement Weld County Sheriff's Department
Fire Mountain View Fire Protection District
Ambulance Tri-Town, Longmont
Highway & Roads Colorado Department of Transportation, Weld County Public Works
Mixed Use Development Plan Page 1
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1-25 Mixed Use Development Area Comprehensive Plan
Map 1.1 MUD Planning Boundaries
Prepared by W1etlat & Associates and EDAW Inc. October,lf%
1.2 Community Form and Structure
1.2.1 Intent
Today, the MUD area is at the center of the growing municipalities in the southwest region
of the county. The commercial node located at I-25 and State Highway 119 continues to be
an important activity center for much of the front range. Defining and shaping communities
within the MUD area not only opens the door for more functional regional activity, but will
improve the sense of place for local residents and business owners. The following goals and
policies are intended to result in enhanced community form and structure throughout the MUD
area.
1.2.2 Goals and Policies
MUD. CGoal 1
Establish a sense of community identity within the Mixed Use Development area by
planning and managing residential, commercial, industrial, environmental, aesthetic and
economic components of the area.
MUD.CPolicy 1.1
The Mixed Use Development area shall be delineated on the Structural Land Use Map 2.1.
MUD.CPolicy 1.2
Development within the Mixed Use Development area shall adhere to the MUD Structural
Land Use Map 2.1 to direct future zoning and land use decisions.
MUD.CGoal 2
New development shall occur in a manner that assures an attractive working and living
environment.
MUD.CPolicy 2.1
New development shall be encouraged to use innovative siting and design techniques to
cultivate an attractive visual appearance within the MUD area and preserve prime visual
features such as the Front Range and the St. Vrain River.
MUD.CPolicy 2.2
Landscaping shall be designed to promote attractive development. Landscaping requirements
shall be determined for the perimeter of the development by reviewing the density of the
proposed land-use development. Landscaping shall be designed to protect and preserve the
appearance and character of the surrounding area.
Mixed Use Development Plan Page 3
MUD.CPolicy 2.3
Residential development shall be encouraged to occur in clustered neighborhood units with a
variety of densities ranging from single family developments of less than one unit per acre to
multi-family developments with much higher densities.
MUD.CPolicy 2.4
Adequate pedestrian passageways between and within developments and neighborhoods shall
be encouraged.
MUD.CPolicy 2.5
Sign regulations shall be strictly enforced within the Mixed Use Development area as outlined
and defined in the MUD Development Standards. Signs shall be compatible with the
surrounding environment, have a low profile and be shared when possible.
MUD.CPolicy 2.6
New development shall be characterized by quality architectural design. Design features shall
include: landscaping plans for the entire development, efficient on-site traffic circulation plans
with a minimal number of access points to state and county roads, low profile advertising
signs, and sensitive facade treatment.
MUD.CPolicy 2.7
New development shall be designed to compliment the natural environment and exhibit a
"campus-like" atmosphere.
MUD.CPolicy 2.8
Development shall be required to preserve a portion of the site as common open space as
outlined and defined in the MUD Development Standards.
MUD.CPolicy 2.9
Existing salvage yards and uses with open storage areas shall be encouraged to visually screen
and buffer the storage areas from adjacent properties zoned R-1, R-2, R-3, R-4, R-5, C-1, C-
2, or I-1 in accordance with Section 33.5.3.4 of the Weld County Zoning Ordinance, as
amended. New junkyards, salvage yards, landfills, and uses with open storage areas shall be
encouraged to locate in areas where they can be visually screened and can conform to health
and safety regulations.
MUD.CPolicy 2.10
New developments, including major public utility facilities, shall mitigate adverse visual
impacts caused by outside storage, building scale, disturbed native vegetation, and other such
activities by screening and/or buffering.
MUD.CPolicy 2.11
Density in the Mixed Use Development area shall be governed by a Maximum Lot Coverage
Standard which correlates buildable lot sizes with open space allocations.
Mixed Use Development Plan Page 4
MUD.CPolicy 2.12
New development designs shall discourage continuous solid fencing adjacent to streets.
MUD.CGoal 3
Community form and identity shall be encouraged through the enhancement and
preservation of natural resources and features.
MUD.CPolicy 3.1
All new development shall comply with the Mineral Resource section of the Weld County
Comprehensive Plan. This includes locations determined to contain commercial mineral
deposits and mineral extraction operations and reclamation plans.
MUD.CPolicy 3.2
New development shall preserve identified aquifer recharge areas. Where feasible,
drainageways shall be maintained in their natural state to ensure optimal re-charge.
MUD.CPolicy 3.3
New development shall minimize impacts to air quality.
MUD.CPolicy 3.4
Fugitive dust shall be controlled by practices acceptable to the Weld County Health
Department and any other relevant agencies.
MUD.CPolicy 3.5
Disturbed areas shall be revegetated immediately following construction. In order to minimize
wind and soil erosion, temporary stabilization measures shall be established on all such areas.
MUD.CPolicy 3.6
New development shall be encouraged to select native species for re-vegetation.
MUD.CPolicy 3.7
State Park and Recreation areas shall not be adversely impacted by new development.
MUD.CGoal 4
The coordination of municipal, county, regional, and state growth policies and programs
which includes the MUD area shall be evaluated in order to minimize discrepancies,
promote a better understanding of growth dynamics in the area, avoid duplication of
services and to provide economies of scale.
MUD.CPolicy 4.1
New development shall demonstrate compatibility with existing surrounding land use in terms
of general use, building height, scale, density, traffic, dust and noise.
Mixed Use Development Plan Page 5
MUD.CPolicy 4.2
All proposals for development within the MUD area, with the exception of those developments
specifically called out and excluded in the MUD Policy Document, shall use the Planned Unit
Development (PUD) application process and regulations. The PUD process will allow
developers flexibility and variety needed to offer a range of products, services, and uses. It
will also give the developer an opportunity to explain the development to surrounding land
owners and the county so that important information concerning land use compatibility and
needed services, facilities, or utilities to serve the proposal are determined to be adequate.
Mixed Use Development Plan Page 6
1.3 Public Facilities and Services
Due to the expense and limited available funding, proper and efficient allocation of public
facilities and services is important. Since the adoption of the Home Rule Charter, rising
county expenditures have created substantial public interest in how to cut cost and increase
efficiency of providing public services and facilities. Revenue to support public services and
facilities in unincorporated Weld County is usually generated by levying property taxes and
user fees.
1.3.1 Intent
The goals and policies in this section are intended to increase the effective and efficient
delivery of public services and facilities within the MUD area. It is the intent of these policies
and goals to ensure that appropriate public facilities and services are available for
developments in the MUD area.
1.3.2 Goals and Policies
MUD.PGoal 1
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 the area.
MUD.PPolicy 1.1
Consolidation of internal Weld County facilities or services shall be encouraged to avoid
duplication of costs and promote efficiency.
MUD.PPolicy 1.2
Development that requires urban services and facilities shall be encouraged to locate within
a municipality, urban growth boundary area, or an area that can adequately provide
infrastructure needs
MUD.PPolicy 1.3
New development shall avoid adverse impacts to surface and ground water quality and shall
implement techniques to conserve such resources. All Planned Unit Developments (PUDs)
within the MUD area shall use the sanitary sewage disposal facilities provided by the St. Vrain
Sanitation District. All PUD water supply systems shall be provided by a rural water district,
company, association, or municipality.
MUD.PPolicy 1.4
Provide for coordination of solid waste collection services, to include establishment of service
standards, approved fee schedules, and recycling requirements.
Mixed Use Development Plan Page 7
MUD.PGoal 2
Provide adequate public safety facilities, such as satellite stations for police, fire and
ambulance and encourage the siting of co-located facilities and equipment.
MUD.PPolicy 2.1
Public safety facilities shall be provided to meet required standards of response times and
public safety, maintaining the same level of service that exists throughout the districts.
MUD.PPolicy 2.2
The Weld County law enforcement agencies shall focus on interaction with the public. This
focus should facilitate a community-based approach to public safety such as educational
programs, neighborhood watch programs and community involvement programs.
MUD.PGoal 3
Provide for adequate school facilities conveniently placed central to residential
neighborhoods and available for use in a timely manner.
MUD.PPolicy 3.1
Encourage the siting of schools near or adjacent to community parks, open spaces and trail
systems.
MUD.PPolicy 3.2
Mitigate the cost of land acquisition and capital construction for essential community facilities
to the fullest extent consistent with state law and identify any additional costs which will not
be mitigated by the development as proposed.
MUD.PGoal 4
New development shall provide a mechanism for funding public facility and service
expansion and community facilities based on the demand created by the development.
MUD.PPolicy 4.1
New development should comply with the public facilities and services section of the Weld
County Comprehensive Plan. New development that results in excessive public costs while
producing insufficient public revenues should be discouraged unless such development
provides adequate guarantees through planning and coordination that public facilities and
services are effectively installed, operated, and maintained.
MUD.PPolicy 4.2
If it is determined that public facility or service improvements or maintenance are required for
or caused by the development, the developer will be required to pay for the cost of the public
facility and service improvement and maintenance. The methodology for compensation shall
be determined during the land-use application review process. The developer shall submit the
following at the PUD sketch plan phase of the development:
Mixed Use Development Plan Page 8
a. Information which accurately identifies all users of the infrastructure improvements and
maintenance;
b. A proposal which equitably distributes the costs of infrastructure improvements and
maintenance by user share; and
c. A proposal that identifies an appropriate time schedule for infrastructure improvements
and maintenance.
This information will be reviewed by the Board of County Commissioners in determining an
equitable means of distributing infrastructure costs among the county at large, direct users,
and the developer.
MUD.PPolicy 4.3
All applications shall be referred to the applicable school district for review and
recommendation regarding school district requirements.
MUD.PPolicy 4.4
Development will be encouraged to pay its proportional share of the local costs of
infrastructure improvements within the MUD area. This includes ongoing operating and
maintenance costs required to service such development and any associated impacts resulting
from the development.
Mixed Use Development Plan Page 9
1.4 Transportation and Circulation
Local residents, commuters, travelers and business owners are dependent on major
transportation corridors to access needed commercial and retail services within the MUD area.
The physical aspects of the circulation system in the MUD area shall be encouraged to foster
travel between residential neighborhoods and the employment, regional and neighborhood
centers. These roadways should also be planned to reinforce the boundaries of the MUD area
and give a sense of orientation while traveling.
1.4.1 Intent
The goals and policies in this section are intended to foster a more efficient transportation
. network, provide for the safe and efficient movement of people and goods, and to promote a
wide variety of transportation options in the MUD area.
1.4.2 Goals and Policies
MUD.TGoal 1
To provide a well-integrated, balanced, transportation system that considers all modes
of travel and meets the public need for mobility, comfort, and safety with maximum
efficiency and economy within the MUD area.
MUD.TPolicy 1.1
The county will plan and maintain a transportation system in the MUD area that unifies and
coincides with state and other county, city and community transportation systems within and
surrounding the MUD area.
MUD.TPolicy 1.2
All new development shall comply with the Transportation Section of the Weld County
Comprehensive Plan. Access to properties shall preserve the existing and future function of
roads and highways affected by the proposed development. All development circulation
systems shall be designated so that they do not disrupt highway travel. Traffic to be generated
by the proposed development must conform to the recommendations and requirements of the
Weld County Public Works Department and the Colorado Department of Transportation.
Dedication and improvements of roads and frontage roads may be required as conditions of
development.
MUD.TGoal 2
Promote a pedestrian trail system to service transportation and recreation purposes
within the MUD area.
Mixed Use Development Plan Page 10
MUD.TGoal 3
New development within the MUD area shall provide a mechanism for balancing relevant
fiscal and economic components of transportation systems.
MUD.TPolicy 3.1
Require all PUDs to prepare a traffic impact analysis as outlined in the MUD Development
Standards to determine project plus cumulative development impacts created by the PUD and
determine appropriate project mitigation.
MUD.TPolicy 3.2
Establish a development fee program to collect a fair share dollars-per-trip contribution for
constructing short and long-term circulation improvements.
MUD.TPolicy 3.3
The county will require improvement of roads, streets, or highway facilities when dictated by
traffic demand and land development patterns in the MUD area.
MUD.TGoal 4
As development occurs, the feasibility of a public transit system shall examined in the
MUD area.
Mixed Use Development Plan Page 11
Section 2. Development Standards
Recent activity in the MUD area has accelerated and reinforced the need for long-term
approaches to planning in the region. This increase in development has resulted in the
creation of development standards to regulate this area. These development standards shall
apply to all structures and land within the MUD area as shown on the MUD Structural Land
Use Map 21. These regulations provide development standards to implement the goals and
policies in the Mixed Use Development section of the Comprehensive Plan adopted by Weld
County.
2.1 Intent
The intent of these regulations is to ensure the compatibility of various land uses, buildings
or structures within the MUD area. These regulations are intended to allow flexibility and
encourage creativity in development of the area in regards to density, height of structures,
setbacks and common open space. The development standards found in this plan are the
minimal development standards allowed in the MUD area.
The land use designations in this plan are grouped into five structural land use categories.
These categories are conceptual designations and shall not be interpreted or construed to give
rise to any vested rights in the continuation of any particular use, district, zoning classification
or any permissible activities therein.
Structural Land Use Categories
1. Employment Centers
2. Regional Commercial
3. Neighborhood Centers
4. Residential Neighborhoods
5. Limited Site Factors
Each structural category consists of distinct and unique qualities and is established as a matter
of policy to guide and implement planned land use development. These categories are further
defined in Section 2.2 of this plan and are delineated on the Structural Land Use Map 2.1.
The correlation of the categories to generalized zone districts as defined in the Weld County
Zoning Ordinance are outlined in Table 2.1. In all cases, the Weld County Zoning,
Subdivision and Planned Unit Development Ordinances should be consulted for clarification
of specific requirements.
Mixed Use Development Plan Page 12
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1-25 Mixed Use Development Area Comprehensive Plan
Map 2 .1 Structural Land Use Map
Table 2.1 Structural Land Use Densities
Land Use Categories Density and Zoning Designation
Employment Center Higher intensity commercial and industrial mix
Regional Commercial Medium intensity commercial and industrial mix
Neighborhood Center Lower intensity commercial and residential mix
Residential Residential mixed density
Limited Site Factors Agricultural uses, low density residential, primary drainageways,
mature riparian areas, floodplain and floodway overlays.
2.2 Structural Land Use Categories
2.2.1 Employment Centers
The Structural Land Use Plan provides a unique opportunity to create major centers of
new employment in the MUD area. The creation of employment centers are linked and
orientated toward the network of regional and national roadways serving the area.
Employment Centers are orientated around major roadways to allow for goods and
services to the traveling public. These Centers may also accommodate high intensity
industrial uses which create minimal negative visual impacts.
Employment Centers characteristically have high transportation impacts and environmental
concerns such as noise, dust, and pollution. Even with the associated impacts, these
Centers are intended to provide pleasant and safe environments for employees and visitors
through planning and design standards. Outdoor eating and seating areas, pedestrian
routes within parking lots, and other pedestrian amenities should be provided for
employees and visitors. Employment Centers include, but are not limited to, the following
activities and services in higher density commercial and industrial zone districts.
• Hotels and motels
• Restaurants, including drive-in-restaurants
• Utility service facilities
• Police and fire stations
• Any use of a research, repairing, manufacturing, fabricating, processing,
assembling, or storage nature as long as the use is conducted entirely within
enclosed buildings.
Mixed Use Development Plan Page 14
2.2.2 Regional Commercial Centers
Regional Commercial Centers are intended to provide safe, efficient areas offering
convenience goods and services to residents of surrounding neighborhoods. These Centers
include commercial and industrial activities which are medium intensity levels and have
few environmental and service related impacts. Activities in these Centers may include
the following:
• Retail shops
• Civic uses such as libraries, community centers, churches
• Service businesses such as offices
• Public facilities and utility service facilities
• Restaurants
• Retail and wholesale establishments
• Light manufacturing and research facilities
2.2.3 Neighborhood Centers
Neighborhood Centers are established to provide convenience goods and services primarily
for the residents of a specific neighborhood. These Centers should be accessible via
sidewalks, trails or greenways, creating identity for individual neighborhoods.
Neighborhood Centers characteristically have few environmental impacts and rely more
upon service related provisions such as law enforcement and fire protection. New
development within these Centers shall therefore mitigate the impacts associated with its
use. Neighborhood Centers include, but are not limited to the following activities and
services:
• Small parks
• Civic uses, such as places of worship, libraries, and community centers
• Public facilities, such as schools
• Service businesses, such as smaller offices
• Residential mix
2.2.4 Residential
Residential districts within the MUD area are comprised of cohesive, identifiable and
diverse neighborhoods. The county encourages comprehensive and coordinated
neighborhood design efforts in developments, especially with regard to circulation
provisions, conservation of natural features, and relationship to established neighborhood
centers. The county also encourages diversity of housing types, including owner-occupied
and rental housing, which serve all economic segments of the population and match local
incomes and age groups. Higher residential densities shall be situated within close
Mixed Use Development Plan Page 15
proximity to the designated neighborhood centers. Each neighborhood shall have an
interconnected network of local streets that provide direct connections to local destinations.
The successful design and development of residential neighborhoods within the MUD area
is essential for it to function efficiently and provide a sense of place and community
identity. Developments are encouraged to incorporate design features which enhance the
quality of the neighborhood and promote safety for its residents. An example of various
design considerations for subdivisions is illustrated in Figure 2.1. Keyed to the illustration
are twenty-seven important points:
Figure 2.1 Design Consideration for Subdivisions
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Design Considerations for Subdivisions
1. A 15-foot easement for a planting screen provides protection from nonresidential use.
2. A 10-foot walk easement gives access to the school.
3. A cul-de-sac utilizes an odd parcel of land to advantage.
4. A turnaround right-of-way is 100 feet in diameter.
5. Street trees are planted approximately 50 feet apart where no trees exist.
Mixed Use Development Plan Page 16
•
6. An additional building setback improves the subdivision entrance.
7. Street intersections at right angles reduce hazards.
8. The lot side line is centered on the street end to avoid car lights' shining into
residences.
9. Residences opposite the street end are set back farther to reduce glare from car lights.
10. Three-way intersections reduce hazards.
11. Property lines are on 30-foot radii at corners.
12. Lot lines are perpendicular to street right-of-way lines.
13. An "eyebrow" provides frontage for additional lots in a deeper portion of the block.
14. A secondary roadway eliminates the hazard of entering a major thoroughfare from
individual driveways.
15. There is a provision for access to land now undeveloped.
16. A neighborhood park is located near the center of the track. Adjacent lots are wider
to allow for a 15-foot protective side-line setback.
17. The pavement is shifted within the.right-of-way to preserve existing trees.
18. Aboveground utilities are in rear-line easements.
19. A 10-foot walk easement provides access to a park. Adjacent lots are wider to allow
for a 15-foot protective side-line setback.
20. Variation of the building line along a straight street create interest.
21. Screen planting gives protection from noise and lights on the thoroughfare.
22. Lots backing to land outside of the subdivision are given greater depth for additional
screening.
23. Low planting at street intersections permits clear vision.
24. A wider corner lot permits equal building setbacks on each street.
25. Platting of the block end avoids locating property boundaries and residences directly
across the street from one another.
26. Lots are sided to the boundary street where land use across the street is different.
27. Paved sidewalks create a sense of place and allow pedestrians to move safely
throughout the subdivision.
2.2.5 Limiting Site Factors
Areas comprised of Limiting Site Factors contain certain physical elements that obstruct
or are hazardous to certain types of development. These physical elements include
floodplain, critical wildlife habitat areas, aquifer recharge, riparian areas, topographical
constraints and other similar inhibiting elements. Although these sites contain factors
which limit certain types of development, these areas are nevertheless usable for
agricultural production, recreational activities and parks, or other functions that cannot
damage or be damaged by the constraining site factors. These areas can also enhance the
character of the MUD area by providing corridors for trails and wildlife, and for the
protection of natural resources, riparian habitats, and natural features essential to the
identity of the MUD area.
Mixed Use Development Plan Page 17
Land designated as having Limiting Site Factors on the Structural Land Use Map 2.1, are
primarily defined by the 100-year floodplain (as defined by FEMA Flood Insurance Rate
Maps) which comprises approximately 4,500 acres, or 38% of the total designated area
in the MUD area. Sites shown with limiting factors also incorporate other important
natural features as well, including wildlife habitat, mature riparian areas, primary
drainageways and sand and gravel resources. Therefore additional land containing
Limiting Site Factors is shown along irrigation canals, ditches and adjacent to lakes. To
the maximum extent practical development within areas having Limiting Site Factors shall
be located to preserve the natural features of the site, to avoid areas of environmental
sensitivity, and to minimize negative impacts and alteration of natural features.
2.3 Common Open Space Regulations
All Planned Unit Developments (PUDs) within the MUD area shall preserve a portion of the
site as common open space. "Common Open Space" is defined as any usable parcel of land
or water essentially unimproved and set aside, dedicated, designated or reserved for public or
private use or enjoyment or for the use and enjoyment of owners or occupants of land
adjoining or neighboring such an area. Common Open Space includes landscape areas that
are not occupied by buildings or uses such as storage or services areas, private courtyards,
parking lots and islands. In all PUD districts except for those containing residential uses,
common open space may include landscape setbacks adjacent to roadways, where the setbacks
are not utilized as parking or storage areas. Common Open Space is not to be included in the
calculation of the maximum coverage per lot. The minimum percentages of each development
devoted to Common Open Space are listed in Table 2.2.
Common Open Space shall be delineated in the sketch plan phase of the PUD process. In
areas preserved as Common Open Space, a detailed description of the type(s) of grass and
landscaping which will be utilized and the maintenance schedule for such landscaping shall be
submitted to the Department of Planning Services.
Table 2.2 Common Open Space for Land Use Categories
Land Use Designation Percent of Common Open Space Required
Employment Center-High Intensity 20%
Regional Commercial - Medium Intensity 20%
Neighborhood Center - Low Intensity 20%
Residential - Mixed Intensity 20%
Limiting Site Factors - Lowest Intensity 20%
Mixed Use Development Plan Page 18
Figure 2.2 Common Open Space and Maximum Lot Coverage
F-1
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I I 1 t 1 I t
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Note: Common Open Space connects
the development by providing
enjoyable space and adequate
buffering
•
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�• • - � _ .. . . .
Note: 15% of the commercial lot is
landscaped with grass and
plantings
Mixed Use Development Plan Page 19
2.4 Maximum Lot Coverage Regulations
All land use applications in the MUD area shall adhere to the regulations governing the
maximum percentage of lot coverage. The maximum lot coverage is defined as the maximum
percent of the total area of a lot in a zone district that shall be covered by any structure. Land
shall not be deemed covered if it is used for growing grass, shrubs, trees, plants or flowers
or if covered by decorative gravels or wood chips, or if it is otherwise suitably landscaped.
The percentage of coverage on a lot shall not include the area of the lot or development
designated as common open space as outlined in Table 2.2. The percentages outlined in Table
2.3 shall be deemed the maximum lot coverage for each zone district within the MUD area.
Table 2.3 Maximum Lot Coverage in the MUD Area
Zone District Percent of Maximum Lot Coverage
within the PUD District
C-1, C-2, C-3, C-4, I-1, I-2, I-3 85%
R-1, Estate, A* 50%
R-2, R-3, R-4, R-5 60%
*Agricultural zone districts in platted areas
2.5 Planned Unit Development Districts in the MUD Area
2.5.1 Intent
The Planned Unit Development (PUD) provisions shall be applied to all proposals for
commercial, industrial, and residential developments within the MUD area, with the
exception of those developments specifically called out and excluded in this policy
document. All PUD Districts in the MUD area shall adhere to the procedures and
requirements outlined in the Weld County Planned Unit Development Ordinance.
2.5.2. Exemptions from the PUD District Provisions
The following uses are exempt from utilizing the PUD process within the MUD area and
will require a Use by Special Review (USR) application:
1. Sand and Gravel Mining Operations
2. Home Businesses as defined in the Weld County Zoning Ordinance, as amended
3. Agricultural Service Establishments primarily engaged in performing agricultural,
animal husbandry, or horticultural services on a fee or contract basis, including such
uses as outlined in section 31.4.2 of the Weld County Zoning Ordinance, as amended.
Mixed Use Development Plan Page 20
The following land use applications are exempt from utilizing the PUD process in the A
(Agricultural) Zone District within the MUD area:
1. Recorded Exemption
2. Subdivision Exemptions
3. Amendments to Recorded and Subdivision Exemptions
4. Zoning Permits for Mobile Homes
5. Zoning Permits for Accessory Dwellings
6. Manufactured Home Zoning Permits
7. Certificate of Compliance
8. Flood Hazard and Geologic Hazard Development Permits
2.6 Landscaping Regulations
2.6.1 Intent
Landscaping is extremely important for ensuring the quality of development in the MUD
area. Trees, shrubs, and other plantings add greatly to the aesthetic appeal while
controlling erosion, reducing glare, lowe�ring temperatures, buffering sounds, and blocking
or diverting wind. As no single landsk aping plan can be prescribed for all developments
due to differing land features, topology and soils, the county allows flexibility and
encourages creativity in landscape•designs. Landscaping must be sensitive to the
characteristics and maintenance requirements of the planting selected. Species must be
chosen that are hardy for the climate and soil conditions in the MUD area, that can tolerate
traffic, are resistant to disease and insects, and whose maintenance needs can be met. The
following landscaping standards set minimum requirements for all developments within
the MUD area.
2.6.2 Design Criteria
1. Landscapes shall utilize the following principles for maximum use of water: (1) well
planned and approved planting schemes; (2) appropriate selection of drought tolerant
turf species to minimize water needs and the use of water hungry species of turf; (3)
mulch to reduce evaporation; (4) zone plant groupings according to their microclimatic
needs and water requirements; (5) improvement of the soil with organic matter if
needed; (6) efficient irrigation design; and (7) proper maintenance and irrigation
scheduling.
2. Landscapes shall consist of a variety of species. A partial list of plant materials that
are native or adapted to Colorado's Front Range is included in the appendix. Plant
materials that are discouraged within this area include:
Mixed Use Development Plan Page 21
1. Cotton bearing Cottonwoods (Populus)
2. Siberian and Chinese Elm (Ulmus)
3. Tree of Heaven (Allianthus)
4. Russian Olive (Eleagnus Angustifolia)
5. Purple Loostrife (Lythrum Salicaria)
3. Buildings and parking areas shall be located to preserve and promote the health of
existing trees. The applicant shall be responsible for locating and preserving, where
feasible, all individual trees of 4-inch caliper in size or larger, and massed groups of
small trees. Before construction, the following precautions shall be taken to preserve
quality trees:
a. The applicant shall submit to the Department of Planning Services a detailed
landscape plan delineating the existing and proposed trees, shrubs, ground covers,
natural features such as rock outcroppings, and other landscaping elements. The
plan shall show where landscaping exists or will be located along with planting and
construction details. Where existing plantings are to be retained, the applicant
shall include in the plans proposed methods of protecting the plantings during
construction.
b. The applicant shall demonstrate to the Department of Planning Services that the
maximum possible landscaping was preserved or relocated through the
development process.
c. Heavy equipment shall be kept at least 5 feet from tree drip lines to prevent tree
roots from being damaged.
4. Whenever the use of the property to be developed or redeveloped will conflict with the
use of adjoining property, there shall be an opaque planted screen between the two
properties. The screen shall moderate the impact of noise, light, aesthetic concerns,
and traffic.
5. All landscapes shall strive to maximize the use of native species. Where native
material is not appropriate for the intended use or appearance, plant species that are
regionally adapted and non-invasive shall be used.
6. Fescue, brome/fescue, or other turf types shall be used in lieu of bluegrass where
heavy foot traffic is not anticipated. Seeding versus sodding of all turf types is
preferred when the growing season allows for adequate germination and establishment
of the turf to sufficiently control erosion.
7. Landscape areas shall be configured to maximize their interconnectivity within the site,
to natural areas, and to landscape areas within existing or future adjacent development.
Small isolated islands of landscaping except as required in parking lots and for
Mixed Use Development Plan Page 22
screening along roadways shall be avoided. Open space shall be provided where
significant natural features exist.
2.6.3 Landscaping Requirements for Parking Lots
1. At least ten (10) percent of the area of a parking lot must be landscaped if the lot
contains 10 or more spaces. The requirement shall be counted toward the common
open space requirement of each zone district. At least seventy five (75) percent of the
required landscape area shall include living plant material.
2. Berming and shrub or tree planting shall be used to screen parking lots from view of
the roadway. Berms can vary in height depending on location and proximity of
existing trees. Berms shall have smooth transitions from the top of the curb to the
setback line so as to not create snow traps, with allowances made for placement of the
sidewalk. Grading of berms shall not be lumpy or abrupt. (See Figure 2.3)
Figure 2.3 Berming and Screening Parking
PARKING SHALL BE
SCREENED FROM
ROADWAYS. _
•
•
•
JS
> J
STREET' K LANDSCAPE EASEMENT III PARKING AREA
3. Landscaping techniques shall be used to alleviate the harsh visual appearance that
accompanies parking lots. (See Figure 2.4) At least 75 percent of the length of the
frontage of the parking lot must be effectively screened.
4. A minimum of 5 percent of the parking area shall be landscaped exclusive of setback
areas. Trees planted in parking areas should be either in bays or planting islands of
at least 5 feet by 5 feet. Trees should be distributed throughout the parking area (See
Figure 4.5).
Mixed Use Development Plan Page 23
Figure 2.4 Screening Parking from Roadways
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•
5. Loading, service, or storage areas must be screened with an opaque screen that is an
integral part of the building architecture. Chain link fencing with slats or pallets are
not an acceptable screening material. Plant material shall be used to soften the
appearance of the screen.
Figure 2.5 Screening Parking and Structures
FORMAL STREET TREES STRUCTURE
2S' O.C. SINGLE ROW TYP
DENSE TREE MASS TO
SHRUB MASS. 4'-6" HT CONCEAL PARKING STRUCTURE
SURFACE PARKING
jJ./ l
a I a I e.
Le: _ 22' 1 MEDIAN J 22_ 4 WALK
20' ROADWAY-ROADWAY-vARIES 24'
SETBACK SETBACK TO
STRUCTURE
Note: Set streetlights 6' from curb in setback
Setbacks vary in each zone district
Drawing may not depict accurate setbacks
Mixed Use Development Plan Page 24
2.6.4 Landscaping Requirements Along Roadway Corridors
1. Intent
The major roadway corridors within the MUD area are I-25, State Highway 119, State
Highway 66, and Weld County Road 1. These roadways play an important role in the
function and image of the MUD area. The following design standards relate to the
visual quality of these four roadways. As the MUD area develops, additional
roadways may require similar consideration as these existing major roadway corridors.
This determination will be made by the Weld County Department of Public Works and
the Colorado Department of Transportation. All roadways that are not considered
major roadway corridors are considered secondary roadways.
2. Design Criteria
a. Plantings along road right-of-ways shall be integrated with the rest of the site.
b. That portion of a lot in any zone district which abuts a public or private road right-
of-way shall be landscaped with a minimum 2 'h-inch caliper shade tree or 6-foot
minimum height coniferous tree at a distance of ten (10) feet, measured at a right
angle from the lot line towards the interior of the lot, for every 40 linear feet of
street frontage. Trees may be grouped with a maximum distance of 100 feet
between trees or groupings, with exceptions made at entrance drives.
c. A minimum landscape setback along I-25 and SH 119 shall be fifty (50) feet
measured from the existing or planned future right-of-way.
d. Along I-25, State Highway 119, State Highway 66, and Weld County Road 1, tree
planting distances shall be clustered or grouped from the roadway to avoid a
straight line of trees. The effectiveness of the screening shall be increased by
planting trees and shrubs in layered beds (two or more rows of plant material
rather than a single row). A mix of coniferous and deciduous trees and shrubs
shall be planted in clusters or groupings.
e. Applicants adjacent to I-25 and/or SH 119 shall construct a berm along I-25 and/or
SH 119 with maximum 5:1 side slopes to a height sufficient to screen ground plane
development (parking lots, storage areas, or other similar site elements) as far as
180' from the right-of-way line (50' of landscape setback plus 130' of site
development). The maximum height berm required shall be 6' above the existing
elevation in the location of the berm. If needed, additional height beyond that
which can be achieved with a 6' high berm shall be achieved through dense
landscape plantings. Plantings on top of berms shall be designed so as to not
create snow traps. A berm may not be required if the subject property is elevated
Mixed Use Development Plan Page 25
above the roadway and it can be demonstrated that views into the site will not be
possible for a distance of 180'. Required landscaping and screening within the
landscape setback and other portions of the property shall be governed by the
landscape standards contained within this document and any other more restrictive
requirements contained in the Weld County Zoning and Subdivision Ordinances as
amended.
f. There shall be a minimum twenty-five (25) foot wide landscape setback along SH
66 and WCR 1 measured from the existing or planned future right-of-way.
g. There shall be a minimum twenty (20) foot wide landscape setback measured from
the existing or planned future right-of-way to any parking lot, fencing, storage
area, or structure. Required landscaping and screening within the landscape
setback and other portions of the property shall be governed by the landscape
standards contained within this document and any other more restrictive
requirements contained the Weld County Zoning and Subdivision Ordinances, as
amended.
h. Figures 2.6 through 2.9 illustrate the proposed character, berming and landscape
setbacks for the I-25 and SH 119 corridors.
Mixed Use Development Plan Page 26
•
Figure 2.6 I-25 Corridor Treatment
•
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Proposed character
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sl Ity) .rs t-, �- ✓ ,'off.: ( -• -
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on I-25 Corridor
Mixed Use Development Plan Page 27
Figure 2.7 I-25 Corridor Treatment Travel Lane Viewpoint
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' IIIISi a4 'llyrll�r-' •4'eye level
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1 �Il 7I•^'' rr 1 s• r I!r• •Passenger viewpoint
ill :, lhl l,.r, ,, �y�,,,, ,,re:rr:,� '•• a v°
1 'rr' , ,,tihSrllbrr •Travel lane and berm same elevation
7
1111' � ��� «11�• 1"1I4 l..:•,yrll,irrn � •50'between highway and frontage road
/40.12/Sr PFD/!/ '!'. �S S i11/r/I/I
h h;1, •20'R.O.W.from frontage road pavement edge
�•�� � �� y 1. Tom. •Future additional travel lane shown
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Mixed Use Development Plan Page 28
Figure 2.8 I-25 Corridor Treatment Frontage Road Viewpoint
1 wew
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I-25 Frontage Road Viewpoint
i rS,n lily 1'pt„
Assumptions:
MM. j1141!?!' •4'eye level
�, e • ,�` `,. •Passenger ittvpoint
y ly tit •Frontage road elevation lower than berm
f��q♦//;; * 1,([,� •20'R.O.W.from pavement edge
Mil7jjr%/i '� �
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coo�ro /7-caw c, 4.2 x /'5O :r`rpc t- -
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Mixed Use Development Plan Page 29
Figure 2.9 State Highway 119 Corridor Treatment
7'
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Proposed character
of SH 119 Corridor
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Existing conditions
along SH 119
Mixed Use Development Plan Page 30
2.7 Transportation and Circulation Regulations
2.7.1 Intent
As transportation demands increase in the MUD area, the need to preserve the functional
integrity and hierarchy of the existing roadways and provide new roadway capacity is
becoming increasingly important. The purpose of this section is to provide for the
planning, design and construction of improvements to new and existing roadway facilities
consistent with the Weld County Comprehensive Plan, Zoning, Subdivision and PUD
Ordinances. The intent of these standards is to provide for a certain level of performance.
Consequently, if it can be shown that an alternate design, material or procedure will
provide performance equal to or better than the required design, material or procedure,
that alternate may be approved by the Weld County Engineer.
2.7.2 Traffic Impact Analysis
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
to by a 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. The
county may require the developer to contribute for payment of the costs of said
improvements through an improvements agreement. All traffic impact analysis shall
contain, as a minimum, the following information:
1. Introduction:
• Describe the proposed development and parameters of the study area.
2. Existing Conditions:
• The street capacity standard in the MUD area is Level of Service C and the
intersection capacity is Level of Service D.
• Conduct a.m. and p.m. peak hour turn movements and average daily traffic counts
for intersections and links within the study area if there are no available counts
collected within the previous 12 months.
• Conduct a peak hour intersection level of service analysis for the intersections.
• Determine whether the existing daily traffic volumes exceed the arterial daily
volume standards as identified in the MUD street standards for major arterial,
arterial, secondary, collector, and local streets presented in Figure 2.10 Roadway
Cross Sections. These standards delineate right-of-way, lane configurations,
median treatment, bike lanes and pedestrian sidewalks.
Mixed Use Development Plan Page 31
3. Cumulative Conditions:
• Identify previously approved or anticipated developments that may affect the study
area's circulation system.
• Generate, distribute, and assign traffic to the existing roadway network.
• Determine annual growth rates and project future traffic volumes for the time
frame corresponding to project build-out.
• Identify funded circulation improvements, both public and private, that will be
constructed prior to the proposed development's occupancy.
• Conduct a peak hour intersection level of service analysis and compare daily
volume forecasts to street standards assuming cumulative developments, annual
growth rates, and funded improvements.
• Determine mitigation measures to offset cumulative conditions if level of service
exceeds the MUD area standards.
4. Trip Generation:
• Determine daily and a.m. and p.m. peak hour trip generation for the proposed
development using established rates identified in the Dip 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
estimates, describe the anticipated trip distribution patterns 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.
7. Existing + Committed + Project (E+C+P) Traffic Volumes and Level of Service:
• Add project a.m. and p.m. peak hour and daily traffic volumes to existing plus
committed traffic volumes.
• Conduct intersection level of service analysis and determine whether daily traffic
volumes exceed street standard thresholds.
8. Signal Warrant Analysis:
• The I-25 MUD Transportation Network, Map 2.2 identifies future locations for
signalization; signals, however, should not be installed prior to when they are
needed.
• Using the ASHTO Manual on Uniform Traffic Control Devices (MUTCD),
determine whether proposed intersection volumes exceed signal warrants for those
locations on the transportation network where signals are proposed.
Mixed Use Development Plan Page 32
9. Access:
• Projects involving access to the state highway system shall indicate appropriate
conformance to the latest revisions of the state highway access code. The report
shall discuss how the proposed development meets the access control guidelines as
presented in Section 3.4.2 of this plan.
10. Mitigation Measures:
• Mitigation measures will be to implement the needed improvements to offset
project impacts as determined by the traffic impact anaylsis.
2.7.3 Design Standards
All development within the MUD area shall comply with the Weld County Comprehensive
Plan, Zoning, Subdivision and PUD Ordinances, and the Colorado State Highway Access
Code 2CCR 601-1.
Geometric Design Standards
Geometric design for streets and roads shall be in accordance with A Policy on the
Geometric Design of Highways and Streets published by the American Association of State
Highway and Transportation Officials. Specifications, standards, or design criteria
published by the other governmental agencies, professional organizations, or generally
accepted authoritative source may be used in geometric design. All specifications,
standards, or design criteria shall be referenced and copied as part of the submittal
information.
Road Structure
Structural capacity shall be designed in accordance with the Guide for Design of Pavement
Structures published by the American Association of State Highway and Transportation
Officials. Specifications, standards, or design criteria published by other governmental
agencies, professional organizations, or generally accepted authoritative source may be
used in design. All specifications, standards, or design criteria shall be referenced and
copied as part of the submittal information.
2.7.4 Circulation System
The proposed MUD circulation system is presented on Map 2.2, Transportation Network.
The transportation network reflects a hierarchy of roads, from a major arterial which
serves both the regional and local traffic with higher speeds and capacities with controlled
private access, to a collector which serves local traffic and provides access to future
Mixed Use Development Plan Page 33
development. The proposed hierarchy of roads includes both reconstruction and/or
widening of existing roads and alignments for new roads. The transportation network also
identifies locations of future signals.
The MUD roadway cross sections are identified in Figure 2.10. Roadway classifications
may change as development in the MUD area occurs. Roadway classifications may be re-
evaluated by the Weld County Engineer with the results of the Traffic Impact Analysis.
Mixed Use Development Plan Page 34
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2.8 Sign District Regulations
2.8.1 Intent
Within the MUD area, signage has become an increasing issue, especially along I-25 and
State Highway 119. While signs serve as important directional, informational and
advertising tools, the clustering of signs may obscure the landscape and confuse and
distract drivers. The following signage controls are intended to protect and preserve the
visual quality of the roadways within the MUD area while preventing the obstruction of
traffic visibility and confusion from improperly placed and designed signs. These
provisions control the magnitude, placement and number of signs in the MUD area.
2.8.2 Sign Provisions and Requirements
1. No sign shall be erected, enlarged, constructed, reconstructed, relocated, refaced,
structurally or otherwise altered in the MUD area without first obtaining a building
permit from the Weld County Department of Planning Services.
2. No sign shall be erected at or near the intersection of any road(s) or driveways(s) in
such a manner as to obstruct free and clear vision of motorist or at any location where,
by reason of the position, shape or color, it may interfere with, obstruct the view of,
or be confused with any authorized traffic sign, signal or device. Signs located at an
intersection must be outside of the sight distance triangle.
3. No sign other than traffic control signs shall be erected, constructed, or maintained
within, over or upon the right-of-way of any road or highway within the MUD area.
4. All signs and components, including supports, braces, and anchors, shall be of sound
structural quality and shall be kept in a state of good repair with a clean and neat
appearance throughout the MUD area. If signs are not maintained as described, the
Director of Planning or an authorized representative shall have the right to order the
repair or removal of any sign which is defective, damaged or deteriorated, has defects
which may include holes, cracks, rotted, loose or missing materials or parts of the
sign.
5. The following signs are not permitted within the MUD area:
a. Roof signs where any sign is mounted and supported wholly upon or over the
roof of any structure. For purposes of these regulations, surfaces with slopes
less than 75% from horizontal shall be considered to be roof surfaces.
Mixed Use Development Plan Page 39
b. Motor vehicles, trailers or portable bases with wheels or to which wheels may be
readily affixed shall not be used as a sign structure for any signs within the MUD
area
c. Attention attracting devices are prohibited including mechanical or electrical
appurtenances, such as "revolving beacons" which are designed to compel
attention. This shall not apply to banners used as temporary signs to announce or
promote events of federal civic interest provided such banners are attached top and
bottom (or two sides) to permanent posts or buildings erected for another purpose,
and provided that a building/sign permit is obtained.
d. All temporary signs shall be removed within ten (10) days after the event(s)
promoted.
2.8.3 Sign Construction Standards
1. All letters, figures, characters, or representations maintained in conjunction with,
attached to or superimposed upon any sign shall be safely and securely built or
attached to the sign structure.
2. Any openable or removable parts of a sign such as a service opening cover or
changeable mechanically affixed lettering, logo, insignia or message shall be securely
fastened or be provided with safety chains or hinges.
3. Signs shall be constructed to prevent potential hazards to the public.
4. All permanent signs and sign structures in the MUD area shall be designed and
constructed to comply with the Uniform Building Code as adopted by the county. All
electrically illuminated signs shall be designed and constructed to conform with the
electrical code as adopted by the county. All signs and sign structures shall be also
designed and constructed to comply with the design standards set forth in this
document.
2.8.4 Design Standards
1. Requirements for Signs in the MUD Area
The owner, or applicant as agent for the owner, shall prepare a set of sign standards
for all exterior signs in any development complex. Such standards shall be included
as part of any site plan approved for the overall development complex. The size,
colors, materials, styles of lettering, appearance of any logo, type of illumination and
location shall be set out in such standards. The standards shall be such that signs
Mixed Use Development Plan Page 40
constructed or maintained under the standards will comply with the sign regulations
of the county in the MUD area and shall be for the purpose of assuring harmony and
visual quality throughout a project. Final development plans shall not be approved
until the sign standards have been approved by the Board or planning staff. All signs
in development complexes shall be designed and constructed of materials which
harmonize with the architecture of the site on which the sign is located. Generally, the
use of sign materials the same as or similar to the main building materials used on-site
shall be found to provide the required level of design harmony.
2. Attached Signs: Size, Height and Design Limitations:
a. Awning Signs shall not be larger than twenty-five (25) square feet nor 10% of the
awning surface area whichever is smaller.
b. Marquee, Canopy, Overhead Canopy, Under-Canopy, Projecting or Wall Signs:
1) Minimum Height Requirements: These signs shall be mounted at least
fourteen (14) feet above any driveway and at least nine (9) feet above any
walkway over which they are erected.
2) Maximum Height Requirements: The top line of these signs shall not be
higher than the top of the wall, roof eaves, or parapet line of the building
to which it is attached.
3. Detached Signs: Location, Size, Height and Design Limitations
a. Detached signs shall not be located in the visual sight triangle.
b. Off-site detached signs shall have a minimum setback of twenty-five (25) feet and
a minimum offset of ten (10) feet from the road right-of-way.
c. On-site identification signs shall have a minimum setback of fifteen (15) feet and
a minimum offset of ten (10) feet from the road right-of-way.
d. Detached signs shall have surrounding landscaping which extends a minimum of
three feet from all sides of the sign base.
e. The total height of any monument or pole sign shall not exceed twenty-five (25)
feet above the adjoining ground elevation.
f. Monument signs shall have an enclosed, solid base or structural base with the base
at least three-fourths the width of the widest part of the sign face. An enclosed or
solid sign base shall not be required if the lower edge of the sign face is not higher
than one (1) foot above the finished grade. Monument signs shall be on-premise
signs, the sign area shall not exceed twenty-five (25) square feet, and the sign shall
not exceed five (5) feet in height above the average adjacent grade, if located
fifteen (15) feet from the street right-of-way. For each additional two (2) feet of
setback from the street right-of-way, one (1) additional foot may be added to the
height of the sign to a maximum of eight (8) feet.
4. The minimum spacing between signs shall be six hundred (600) feet.
Mixed Use Development Plan Page 41
2.8.5 Nonconforming Signs
Every legally established sign in existence on the effective date of these regulations within
the MUD area may continue in existence subject to the following:
1. A sign shall not be altered structurally or moved unless it is made to comply with the
provisions of these regulations. The changing of the movable parts of an existing sign
that is designed for such changes, or the repainting or reposting of display matter shall
not be deemed a structural alteration.
2. The lawful use of a sign existing on the effective date of these regulations, although
such sign does not conform to the provisions hereof, may continue; but if such
nonconforming use is discontinued for a period of six (6) months or more, such sign
shall not be used until it has been made to conform with the provisions of these
regulations.
3. Any sign which has been damaged by fire, wind, explosion, or act of God to the extent
that fifty (50) percent or more of the construction value or replacement cost of the sign
before it was damaged shall be deemed to have been totally destroyed and the sign
shall not be restored except in conformity with these regulations. Any sign which has
been damaged to an extent less than fifty (50) percent of the construction value or
replacement cost of the sign before it was damaged may be restored to the condition
which it existed previously as a nonconforming use prior to its damage.
2.9 Utility, Infrastructure and Public Facility Regulations
2.9.1 Intent
By their nature, most utility services are highly regulated. This regulation encompasses
ownership, financing, competition, cost recovery, construction, environmental protection
and safety. Given this regulatory and legal environment, well-established federal, state,
county and industry standards/codes exist that govern most aspects of utility service. The
intent of this section is to provide additional regulations and standards for water supply to
meet fire flow demands, solid waste collection service, and to provide standards for public
facilities and services throughout the MUD area.
2.9.2 Water Supply and Sewage Disposal
The specifications of water supply requirements for fire protection within the MUD area
is provided by the Mountain View Fire Protection District. The Mountain View Fire
Mixed Use Development Plan Page 42
Protection District shall be consulted concerning the fire district's fire requirements. The
Weld County Comprehensive Plan specifies that the water supply system serving a
proposed development site or zone district must deliver a minimum of 500 gallons per
minute at 20 pounds per square inch residual pressures for 30 minutes. The St. Vrain
Sanitation System, a private sanitation system, shall service all sewage disposal within the
MUD area for uses except those specifically called out and exempted from the PUD
process in Section 2.5 of this plan.
2.9.3 Solid Waste
Residential and commercial solid waste collection services in the area shall be arranged
directly between solid waste disposal firms and property owners/managers. Solid waste
disposal shall be accomplished by collection firms at licensed disposal facilities.
2.9.4 Storm Drainage Design and Technical Criteria
Weld County does not publish technical data or storm drainage design manuals. The
consulting engineer for the developer is to use published material by a generally accepted
authority approved by the Weld County Engineer. The material used must be referenced
and copied as part of the submittal information. All development within the MUD area
shall adhere to the Storm Drainage Design and Technical Criteria regulations in Section
10.13 of the Weld County Subdivision Ordinance.
2.9.5 Schools
In the fall of 1995, the St. Vrain Valley School District proposed the following standards
for consideration by Weld County government.
1. All residential PUD applications shall be referred to the applicable school district for
review and recommendation regarding school district requirements. The Department
of Planning Services, Planning Commission and Board of County Commissioners shall
consider the recommendation of the school district.
2. Elementary schools (grades K-5) will occupy sites with a minimum area of 10 acres,
middle schools (grades 6-8) will consist of a minimum of 25-acre sites, and high
schools (grade 9-12) will consist of a minimum of 40-acre sites.
3. Schools sites shall be located as required by the St. Vrain Valley School District.
They shall be located near established neighborhoods, connected to trail systems and
designated bike routes, and adjacent to neighborhood parks whenever possible.
Elementary schools shall not border major arterial or collector roadways.
Mixed Use Development Plan Page 43
A residential subdivision application shall be referred to the applicable school district for
review and recommendation regarding school district requirements. The Department of
Planning Services, Planning Commission, and Board of County Commissioners shall
consider the recommendation of the school district.
Table 2.4 School Allocation Standards in the MUD Area
Type of School Students/DU Minimum School DU/School Acres/School
Capacity
Elementary K-5 0.35 525 1500 10
Middle School 6-8 0.14 750 5200 25
High School 9-12 0.17 1200 7000 40
Mixed Use Development Plan Page 44
Section 3. Inventory of Existing Uses
The Mixed Use Development area (MUD area) was recognized in 1987 in the Weld County
Comprehensive Plan as a future urban development corridor within Weld County. Since 1987,
a minimal amount of development has occurred; however, recent activity has accelerated in the
area and in the surrounding communities. This development activity has reinforced the need for
long-term approaches to planning in the region, and resulted in the initiation of this planning
process.
3.1 Intent
This Section of the plan presents a detailed description of the area's physical and social
characteristics,regional influences and market trends. The most logical use of land and development
of public facilities is presented, so as to create a community structure that is self-sustaining. The
total build-out of the area in this plan is considered to be 120 dwelling units per year. The structural
transportation and roadway plan depicts proposed roadways as build-out occurs in the area.
3.1.1 Background Planning
The preparation of the MUD Plan is a result of several phases. In each phase, constant
communication occurred through regular meetings with the Technical Advisory Committee, Weld
County Department of Planning Services' staff, County Commissioners and public meetings.
Planning for the MUD area began by analyzing a variety of plans, studies, agreements, ordinances
and general service information concerning the area. This information was reviewed and
evaluated for possible influences on the MUD planning area. Existing conditions were evaluated
extensively. With the assistance of key members of the Technical Advisory Committee and Weld
County Planning staff, regional influences, existing land uses, zoning and planned developments
were identified. The types, numbers and location of services were delineated and evaluated in
terms of existing capacity and ability to respond to growth. Services evaluated included utilities,
transportation systems, community and civic services, and parks and open space.
To understand the market forces influencing the area and project expected growth, a real estate
market analysis was conducted during the early phases of the study. Land use plan alternatives were
developed and evaluated in terms of population densities and levels of commercial, industrial, and
retail development. Each alternative reflected viable growth patterns based on the expected trends
in the area, its ability to sustain growth and current planning practices. After careful
consideration by commissioners, staff and citizens, a preferred alternative was selected and
utilized in the creation of the MUD Plan.
Mixed Use Development Plan Page 45
3.2 Inventory and Analysis
This section provides an overview of existing conditions in the MUD area that influence planning.
Physical characteristics, land use, regional influences, development, zoning and permitted uses
define the basic structure and point of departure for future planning. Service conditions, including
fire protection, law enforcement, and community services are presented in terms of how the area
is served today, the general cost of providing services and the ability of existing services to
respond to growth.
The existing transportation framework is described, including current traffic volumes and planned
improvements by the Colorado Department of Transportation (CDOT). Utility infrastructure is
evaluated in terms of current ownership, service district boundaries, financing, cost recovery
mechanisms, and the ability to support development. Assumptions were made regarding likely
development in the MUD area based on the location of existing utilities and the cost for service
extensions.
Existing parks, recreation and floodplain resources are identified not only within the MUD area
but also areas located directly adjacent to it. Plans for improvements to adjacent parks and sites
containing Limiting Site Factors are identified to provide a basis for prescribing continuity on a
regional basis.
3.2.1 Existing Conditions
3.2.1.1 Regional Influences
Regional influences to the MUD area are shown on Map 1.1 on page 2. The major regional
elements of influence are Interstate 25 (I-25) and the St. Vrain Creek with its accompanying
floodplain.
I-25 is the major highway providing access to Front Range communities. Due to the significant
volume of vehicles that travel on this road daily, each interchange along its length is considered
prime for commercial development. The two interchanges located within the MUD area at SH
119 and SH 66 provide a focus for regional growth.
The St. Vrain Creek floodplain cuts a relatively wide path in a general east/west direction through
the area. The associated drainageways and floodplains support important natural features, including
native vegetation, riparian forest and wetlands. They also provide important corridors for wildlife
migration. These corridors are logical places to designate as buffers to separate one community
from another and for regional trail systems.
As a related issue, flood control and drainage will need increasing attention as the area develops.
Significant portions of the MUD area along St. Vrain, Boulder, and Idaho Creeks are relatively
flat, with high groundwater levels. Thirty-eight percent of this area (or about 4,500 acres) falls
within the 100-year floodplain, as defined on FEMA Flood Insurance Rate Maps. Development
Mixed Use Development Plan Page 46
along these waterways and within the floodplain is subject to a variety of regulatory restrictions,
including the Weld County Comprehensive Plan, Clean Water Act and flood insurance policies.
The waterways also present constraints for future development of the area. Expensive bridges would
have to be constructed to complete major roadway connections. This inhibits efficient circulation,
emergency response times and orderly growth. Associated with the floodplain are commercial sand
and gravel deposits located along St. Vrain, Boulder and Idaho Creeks and along secondary
drainageways throughout the region. (Sand, Gravel, and Quarry Aggregate, Resources Maps,
Longmont,Gowanda,Frederick,and Erie Quadrangle Maps, 7.5 Minute Series,by Ralph R. Shroba,
June 30, 1974, USGS.) These mineral deposits will greatly influence the density and types of uses
and restrict the ability to develop portions of the area.
There are several towns that influence the MUD area with overlapping urban growth boundaries,
recent growth and plans for future annexation. Weld County and these towns are currently
developing intergovernmental agreements regarding annexations and urban growth area
boundaries.
Mead, located on the north side of the MUD area, currently has a citizen initiative to consider
annexations and has no plan to extend further south in the future. An initiative was passed by
citizens in April 1995 to require that all proposed annexations be subject to voter approvals by
town residents. Firestone and Frederick, to the southeast, have been rapidly expanding their
boundaries. Both communities are within one-half mile of the MUD area boundary, and may
annex portions of the MUD area in the future, particularly areas with good industrial and
commercial potential.
Erie, located southwest of the MUD area, is more than four miles away and has no plans to
extend farther north. Erie has, however, annexed portions of the I-25 corridor south of the MUD
area for uses that will generate sales and/or property taxes to support its community.
Much of the region around the MUD area is considered prime agricultural land, having the best
physical and chemical characteristics for producing food, feed, forage, fiber and oilseed crops.
This land is rapidly disappearing along the Front Range as it is taken out of agriculture and
developed for urban use. When development actually occurs along the annexed portions of I-25,
there will be little left of the farmland and open space that has been the dominant landscape feature
of this corridor.
3.2.1.2 Structural Land Uses
Map 3.1 illustrates the existing major land uses in the MUD area. As stated in the previous
section, the MUD area is presently devoted primarily to agricultural uses and scattered residential
dwellings, with retail and industrial development nodes at I-25/SH 119 and the I-25/SH 66
interchanges. The floodplain areas along St. Vrain Creek and Boulder Creek, which run along
a southwest to northeast alignment, contain extensive sand and gravel reserves. These reserves
have been extracted in some areas. Unmined areas within the vicinity will likely feature sand and
Mixed Use Development Plan Page 47
gravel mining operations in the future. The primary nonagricultural land uses are described
below.
The Del Camino area, located at the I-25/511 119 interchange, is the primary development node
in the MUD area. Shortly after the construction of I-25 in the 1950's and 60's, initial
developments included three gas stations, two motels and the 210-unit River Valley Mobile Home
Park. When the St. Vrain Sanitation District was formed in the mid 1980's, fast food restaurants,
lodging facilities and trucking service establishments were constructed on the west side of the I-
25/SH 119 interchange. This has become a highly used stop for travelers.
Barbour Ponds State Park, a regional recreational facility, is located to the north of the I-25/SH
119 interchange and is a highly used water resource based park. The east side of this interchange
features a different type of use. The Colorado National Guard operates a base there, and a
number of light industrial uses in the Del Camino Business Park are situated along the frontage
road. These businesses include the Hauser Chemical Food Flavoring Division, Gerard's Bakery,
Flatiron Structures, Specialty Products (automotive products) and Dovatron Electrical. These
facilities are characterized as one to two story light industrial uses.
The I-25/SH 66 interchange lies partially inside the Town of Mead. This interchange has fewer
retail uses than I-25/SH 199 interchange, with an emphasis on industrial activity. The Sekich
Business Park occupies the northeast quadrant of the I-25/SH 66 interchange and features a variety
of industrial uses. In the last two years, seven new industrial buildings containing a total of
75,000 square feet have been constructed in this area. It also contains a small convenience center
with a gas station and sandwich shop. The John Deere/Uniwest farm equipment supply center and
a number of vacant parcels occupy the southeast area of the interchange.
Mixed Use Development Plan Page 48
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Map 3.1 Existing Land Use And Roadways
Prepared by Balloflet & Associates and EDAW In. October, 1996
3.2.1.3 Planned or Current Developments
The following projects are currently seeking development approvals, or are in early stages of
development as of September 1996. They are shown on Map 3.2.
Long View: This residential project, currently under development by McStain Enterprises,
includes 401 manufactured homes on an 80-acre parcel on the north side of Highway 119 at WCR
31/2. Homes would be priced from $50,000 to $80,000.
Meadow Vale: This recently-approved project proposes the construction of 89 dwelling units on
a 155-acre parcel on the north side of SH 119 at WCR 51/2. This development would feature
larger homes, expected to range from 1,600 to 2,500 square feet, with prices from $175,000 to
$300,000. Homes would be on one-acre lots, and the community would include a 10-acre
elementary school and an adjacent open space area.
Other development proposals in the MUD area include a 5-acre business park with sites for two
4,000 square foot buildings located roughly two miles west of Del Camino.
3.2.1.4 Zoning and Permitted Uses
Planned Unit Developments (PUDs) occupy a significant portion of land within the MUD area.
The general land use within each PUD is shown on Map 3.2. When compared to the Existing
Land Use and Roadway Map, Map 3.1, it is apparent that the majority of these PUDs have not
yet been developed.
The remainder of the MUD area is either still zoned as Agriculture or is zoned in relatively small
fragments for Commercial, Highway Commercial, Industrial, or Mobile Home uses. Other areas
in the MUD area have received Use by Special Review (USR) permits or Special Use Permits
(SUP) to perform different activities other than the uses allowed by right in the Agricultural Zone
District.
The largest use obtaining a USR or SUP within the MUD area is gravel mining, with operations
located on St. Vrain Creek, Boulder Creek, and Idaho Creek. These mines are in various stages
of operation, with some completed and others not yet started. Map 3.2 shows the location of
permitted gravel mines. Additional gravel mines can be anticipated along all of these drainages
and may extend beyond the floodplain depending on the economic viability of extraction. The
Weld County Comprehensive Plan, in compliance with Colorado Revised Statutes (Section 34-1-
305, 1995), states the following:
"Access to future mineral resource development areas should be considered in all land use
decisions in accordance with Colorado State Law. No Weld County governmental
authority which has control over zoning shall, by zoning, rezoning, granting a variance,
or other official action or inaction, permit the use of any area known to contain a
Mixed Use Development Plan Page 50
commercial mineral deposit in a manner which would interfere with the present or future
extraction of such deposit by an extractor. " (Weld County Comprehensive Plan, 6-5.)
It is difficult to forecast the life of these mines. They are constrained not only by the depth and
quality of mineral reserves, but by market demand for these resources. Since gravel reserves are
located below the water table in this area, the reclamation plans for mined lands would likely
involve the construction of man-made lakes. These lakes may eventually provide attractive
settings for parks or for residential development. In the interim, however, sand and gravel mining
issues may limit land development in these areas.
Mixed Use Development Plan Page 51
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1-25 Mixedse Development Area Comprehensive Plan
Map 3.2 Existing Zoning and Permitted Uses
Prepared by Balloffet & Associates end EDAW he. October, 19%
3.2.2 Community and Civic Facilities and Services
This section identifies the types, numbers, and location of services that support the MUD area.
Included is information regarding schools, law enforcement, fire protection and other community-
based services. All services are provided by county agencies and districts. Currently, most
facilities providing services are located outside the MUD area. Existing facilities are shown on
Map 1.1, MUD Planning Boundaries.
3.2.2.1 Schools
The MUD area is serviced by the St. Vrain Valley School District. Students living within the
boundaries attend schools in Longmont, Frederick, and Mead. The majority of elementary and
middle school students attend schools in the City of Mead. Most high school students attend
Skyline High School in Longmont.
The following table summarizes existing building capacities and projected enrollments based on
school district trends.
Table 3.1 School Capacity and Projected Enrollments
Schools Building Actual Projected Enrollments Average Yearly
Capacity 1995 1996 1997 1998 1999 2000 Growth Rate
Elementary
Mead 456 486 516 537 547 564 582 3.7%
Frederick 840 813 825 821 849 850 849 0.9%
Indian Peaks 480 483 497 528 546 563 607 4.7%
Secondary
Mead MS 349 311 314 330 345 358 359 2.9%
Sunset MS 744 751 785 816 821 820 812 1.6%
Frederick MS/HS 618 533 561 609 606 626 643 3.9%
Skyline HS 1323 1082 1115 1177 1245 1228 1255 3.0%
Niwot HS 1152 1025 1048 1081 1099 1135 1200 3.2%
Source: St. Vrain School District Memorandum May 10, 1996
Notes: Italics indicate enrollment exceeds capacity
MS = Mead Middle School, HS = High School
Of the schools listed above, only two (Mead Middle School and Skyline High) show current
enrollments that do not exceed capacity. The others currently exceed capacity or are expected to
exceed capacity within the next few years. The most immediate need for additional school
facilities is at the elementary level.
There are no plans in place for new construction or expansion of existing schools serving the
MUD area. School construction would require a future bond issue. Therefore, residential
Mixed Use Development Plan Page 53
development would have an immediate impact on the schools serving the area. However, there
are a number of short term solutions that can be used to mitigate the current over-capacity
conditions. Portable classroom units are commonly used in the district and will continue to be
used in the immediate future. Other, less popular solutions include busing students to below
capacity schools or changing the existing assignment area boundaries.
3.2.2.2 Law Enforcement
The Weld County Sheriff's Department's operation currently includes daily law enforcement
activities, administration, code enforcement, and civil process. As of August 1996, there are 172
total staff working for the Weld County Sheriff's Department, including 100 sworn officers and
72 support and administrative staff. The county is divided into four "beats" based on geographic
location and caseload. There are five to eight officers assigned to each "beat." The MUD area
is included in a "beat" that covers much of southwestern Weld County. Law enforcement
responsibilities are shared by the eight officers assigned to this area. There is currently one
satellite facility located just outside the MUD area. This facility is shared with the Mountain
View Fire Protection District and is located at WCR 13 and WCR 24.
There are physical characteristics inherent to the St. Vrain Creek Valley and adjacent lands that
contribute to the safety vulnerabilities of the area. Approximately 38 percent of the MUD area
lies within the 100-year floodplain of the St. Vrain, Boulder, and Idaho Creek. The threat of
potential flooding is a concern not only to the Sheriff's Department, but to other emergency
services as well. The creek also creates a natural barrier that bisects the MUD area. This limits
access from one side of the river to the other, causing a potential delay in response times by
emergency services.
A proposal to build a 620-bed county jail in Greeley was approved by county vote in November
1995. The first phase, 160-bed unit, will commence construction in 1996 and should be
completed in 1997. This project will meet the incarceration needs throughout the county,
including the MUD area, for a number of years. Subsequent phases will be constructed as need
arises and funding becomes available.
A 386-bed pre-parole prison has been proposed for a site north of SH 119, east of I-25. If built,
this will be a private facility that will house state inmates only. It will not alleviate the demand
for Weld County jail facilities.
The Weld County Law Enforcement Program encourages the development of policies that will
establish community-based law enforcement. These policies will facilitate community-oriented
policing for the MUD area, with more interaction between law enforcement officers and residents.
More responsibility for law enforcement decisions should rest on the community. Sheriffs
Department staff will focus on public education and the development of programs that will
empower communities to help themselves, such as neighborhood watch programs.
Mixed Use Development Plan Page 54
3.2.2.3 Fire Protection
Fire Protection for the MUD area is provided by the Mountain View Fire Protection District.
There are currently two stations serving this area for non-volunteer fire protection staff. Both
stations are just outside the MUD area, and provide 24-hour coverage. There are also five
volunteer fire stations within the Mountain View Fire Protection District. Currently, there are
an average of 4.29 fire-fighters per 1000 persons, which is well above the national average of
1.63 and the Mountain Region average of 1.51. One paid fire fighter and at least one volunteer
fire-fighter respond to each call. Of the current district personnel, approximately 20 percent are
career (paid) fire-fighters, and 80 percent are volunteers.
Standards for the planning of fire protection facility locations are generally based on response
times, with less emphasis given to population requirements. The current response time standard
for the Mountain View Fire Protection District is approximately 5 minutes. The district has
indicated a desire to maintain an ISO insurance rating of "5", which is assigned to for property
located within five miles of a District fire station and within 1,000 feet of a fire hydrant. The
addition of the Del Camino station in 1992 resulted in continued highly-rated service standards
in the district.
The current annual budget for the district is approximately $1.5 million, serving a population of
12,000 persons. All stations, equipment and fire apparatus are purchased through funds provided
by the budget from the Mountain View Fire Protection District. Each station conducts fundraisers
for additional items.
The fire district is adequately staffed to meet the needs of the growing MUD area for some time.
Capital improvements will be required in the future to provide at least one additional fire station.
This will depend on where development occurs and the resulting response times. General
projections of traffic patterns and volumes, along with land use density considerations, should
serve as the basis for locating a future fire station facilities.
3.2.2.4 Community Services
Community services include community activity centers such as senior centers, youth and
recreation centers, libraries, museums and social service agencies. There are currently no
community activity facilities in the MUD area. The majority of those living in the MUD area
utilize the museum, library and community center located on the east side of the City of
Longmont. There is a recreation center in the Town of Frederick, as well. Social Service offices
are provided by Weld County, with offices in Greeley and Ft. Lupton. As the MUD area grows,
the need for local facilities will increase.
Mixed Use Development Plan Page 55
3.2.3 Transportation
Primary access to the MUD area is via I-25. This four-lane interstate provides regional access
to Fort Collins to the north and Denver to the south. The primary east-west access is via SH 119
and SH 66. SH 119 is a four-lane, divided highway with at-grade intersections, except at the
grade-separated interchange at I-25. SH 119 provides access through the MUD area west to
Longmont and Boulder. SH 66 is a two-lane highway that provides access to Estes Park to the
west and to U.S. 85 on the east. One other notable road is WCR 1, a north/south facility that
parallels 1-25 four miles to the east. The remaining roadways in the area consist primarily of two-
lane local access roads. These are a mixture of paved and unpaved roads.
There are four existing signals within the study area, all on SH 119 and maintained by Colorado
Department of Transportation (CDOT). These are located at the I-25 northbound and southbound
off ramps, Turner Boulevard and WCR 1. The existing roadways within the study area are
presented in Map 3.1.
To maintain the capacity of arterial roadways, CDOT defines an access category for all state
facilities, including I-25, SH 66, and SH 119. Access is limited to provide for the high speed,
high volume traffic that the highways are intended to serve. Each is designated for a certain level
of allowable public and private access. I-25, a level one designation, does not allow direct private
access. Public access is provided via interchanges only. SH 119 and SH 66 have subtle
differences in access allowances. In both cases, private access is allowed only if no other
reasonable option exists.
A 1991 study of the I-25/SH 119 interchange area prepared by Felsburg Holt & Ullevig reported
significant congestion during most of the daylight hours. This congestion results from high traffic
volumes, including a significant proportion of truck traffic, close intersection spacing that limits
space available for storage of turning vehicles and a general lack of capacity to move traffic
through the signals. The southbound on ramp has been relocated to the south, which now
provides a frontage road with access to the freeway-oriented commercial developments. This
frontage road also provides access to Turner Boulevard and the southbound I-25 on ramp.
Traffic volumes in the area are expected to grow significantly over the next twenty-five years. The
daily volume along I-25 south of SH 119 was forecasted by CDOT to increase from the existing
50,000 vehicles per day to 100,000 vehicles per day by the year 2020. CDOT also forecasts
increases in daily traffic along SH 66 and SH 119 west of I-25 of 9,000 to 23,000 and 20,000 to
33,000, respectively (I-25/SH 119 Environmental Assessment, CDOT, 1994). Corresponding
increases in peak hour traffic are also anticipated.
The 1994 environmental assessment for I-25 through Weld County recommended the widening
of the interstate to six lanes between SH 52 and SH 66 to accommodate imminent traffic growth.
This plan includes an 80' envelope to be reserved as a median in the center of the highway for
future options such as High Occupancy Vehicle (HOV) lanes or transit. Also recommended was
the reconstruction of the I-25/SH 119 interchange. The total estimated costs for the I-25
improvements from SH 7 to SH 66 is $163,102,000.
Mixed Use Development Plan Page 56
CDOT currently has funding for improvements to the I-25 and SH 119 interchange. Construction
is expected to begin in 1997. These improvements, as presented schematically on Figure 3.1,
include adding through lanes and left turn lanes to SH 119 through the interchange, relocating the
east ramps and the east frontage road farther east, and constructing a park-n-Ride on the south side
of SH 119 between the relocated ramp and the frontage road. Also, the break in the median
between Turner Boulevard and the west ramp intersection will be closed. These modifications are
expected to improve operations immediately by providing additional capacity and space to
accommodate traffic stopped at the four intersections along SH 119.
The widening of the east side of 1-25 and relocation of the eastern frontage road farther to the east
will limit the maximum width of the frontage road to two lanes. As development continues to
occur, the capacity of the two-lane eastern frontage road will be reached, resulting in congestion
and left turn safety problems. It should also be noted that the CDOT 1994 Environmental
Assessment stated that this completed improvement would only mitigate current demand and some
minor intensification. The proposed interchange improvement will not accommodate the growth
proposed for the MUD area, which would suggest planning for additional freeway access capacity
other than at SH 119.
Mixed Use Development Plan Page 57
Figure 3.1 Proposed CDOT I-25/SH 119 Interchange Improvements
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Mixed Use Development Plan Page 58
3.2.4 Utility Infrastructure
This section addresses utility systems which presently support the MUD area and are key to its
growth and development. Included are water systems, electric power, sanitary sewer, natural
gas, and solid waste disposal. These utility systems vary in terms of ownership, financing, cost
recovery mechanisms, and ability to support development. This section evaluates the ability of
existing utility infrastructure to meet anticipated demands, requirements for utility improvements,
the feasibility of such improvements and critical constraints.
Water supply is the most significant factor potentially limiting development within the area.
Adequate water for fire protection is of particular concern. However, water line construction
scheduled for 1996 will improve the situation for easterly and northerly portions of the area, as
well as providing a basis for continued development. Other utilities are in a relatively good
position to support both current needs and future growth, although this is a function of the timing,
extent and location of growth. These and related issues are addressed below.
3.2.4.1 Water Systems
Potable water is needed for both domestic use and fire protection. Domestic use is primarily an
issue of distribution, and fire protection is an issue of the extent and duration of peak flows. The
components of water supply for residential, commercial, and industrial development include raw
water supply, treatment, storage and distribution. The extent to which each of these components
influences potential development within the MUD area varies, as discussed below.
The MUD area is currently supplied by four water districts on a service area basis, as shown on
Map 3.3 and in Table 3.2. Each of these districts is a member of the Northern Colorado Water
Conservancy District (NCWCD) of Loveland. The NCWCD supplies raw water from the
Colorado Big Thompson and Windy Gap Projects to member municipalities and districts for
domestic and agricultural use. Project water is conveyed from the Western Slope through a series
of tunnels, supply canals, and reservoirs for further distribution and use on the Eastern Slope.
The NCWCD is currently constructing the Southern Water Supply Project to provide year-round
deliveries of untreated water by pipeline from Carter Lake to participating entities in the area.
Although supply costs will vary, raw water supplies are generally available to support growth and
development within the MUD area. Conversion of agricultural water rights to municipal uses will
likely continue.
Water treatment, storage and distribution capacity are interrelated. The capacity of a water
district to serve additional customers is related to existing capacity versus current demands, the
extent, timing, and location of additional demands, and the costs for providing service. In the
near-term, the districts are able to provide a limited number of taps, with certain exceptions, based
upon available capacity. As this available capacity is committed, additional service will become
increasingly expensive and may require costly system expansions. In the longer term, demands
related to MUD area build-out will compete with regional growth and development pressures.
Mixed Use Development Plan Page 59
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I-25 Mixed Use Development Area Comprehensive Plan
Map 3e3 Water Services
Prepared by Bafeffet & Associates and ZDAW Is. October, 1996
Raw water supply for fire protection is an immediate concern, given current capacity restrictions
in several of the water district systems in the MUD area. The operative Development Standards
for Fire Protection, based upon requirements of the Uniform Fire Code, are provided by the
Mountain View Fire Protection District. These standards provide minimum flow, pressure and
duration requirements for various occupancy classifications and areas, as well as related fire
protection guidance. The standards allow some credit for the use of automatic sprinkler systems
and automatic detection, and thus provide some flexibility to support development where all of
the water supply requirements are difficult to meet.
In terms of distribution capacity, the MUD area is at the geographic extremity of three water
supply systems. The following is a summary of the current water systems in the MUD area:
• Little Thompson Water District service within the area consists of a looped, 6-inch main
which serves the business park area to the northeast of the I-25/SH 66 interchange and a series
of small-diameter rural water supply lines.
• The Central Weld County Water District system, primarily serves an area to the east and
south of Del Camino, including the Towns of Frederick, Firestone, and Dacono. The portion
of the Central Weld County system serving the east side of I-25 and south of SH 199 is
currently supplied through its own system, and there is a cross-tie with the Left Hand system
along the west side of I-25. Central Weld County has undertaken considerable system
expansion over the last several years. Capacity is limited by current system constraints.
• Left Hand Water District has historically supplied the I-25/SH 119 area through an 8-inch
main. This is fed by a trunk line which extends from Niwot. In order to serve new
development at WCR 3' and SH 119 (Long View PUD), Left Hand acquired the Central
Weld cross-tie and built a 16-inch line extension. Other development may be served by this
line; however, extension of service beyond that to the Long View PUD will incur significant
costs for pumping and storage.
• The portion of the Longs Peak Water District within the MUD consists of approximately two
square miles of predominantly rural area north of St. Vrain Creek and west of I-25. The
present water distribution system in this area has small-diameter lines and is currently at
capacity.
Further information on the water districts which serve the MUD area is given in Table 3.2.
Mixed Use Development Plan Page 61
Table 3.2 MUD Water Districts
Water District Raw Water Source Treatment Plants Analysis
Left Hand Water District Storage at Andrews 1. Spurgeon Plant north Limited capacity for
P.O. Box 210 Storage Tank located of Boulder future growth.
Niwot,CO 80544 southeast of Niwot, 2. Dodd Plant west of
2.0 million gallon Niwot
capacity.
Longs Peak Water District Carter Lake is source 1. Kugel Plant in Currently at capacity for
9875 Vermillion Road for 90,000 gallon Longmont existing customers,
Longmont,CO 80501 storage tank north of 2. Plant No. I at Terry expansion required for
Union Reservoir Lake,N. of future development.
Longmont
Little Thompson Water Carter Lake Filter Limited capacity for
District Plant,capacity 25 future growth.
307 Welch Avenue million gallons per
Berthoud,CO 80513 day
Central Weld County Water Carter Lake Filter Limited capacity for
District Plant,capacity 25 future growth,at capacity
2235 2nd Ave. million gallons per for fire demands.
Greeley,CO 80631 day
Source: Balloffet&Associates, Inc., 1995
The Weld County Comprehensive Plan includes the following requirement:
"The water supply system serving the proposed development site or zone district must deliver a
minimum of 500 gallons per minute at 20 pounds per square inch residual pressure for 30
minutes. "(Weld County Comprehensive Plan, 3-16).
It should be noted that the Mountain View Development Standards are more complex and
generally more stringent than the stated MUD Plan requirement. The Mountain View Fire
Protection District should be consulted early in the development process to ensure that all water
supply requirements are properly met.
Financing and Revenue Structure
The water districts typically use revenue bonds or notes/mortgages (with collateral) to finance
capital expenditures. Water service fees, tap fees and other revenues are used to cover costs,
including debt service and operating costs. Water is typically metered and rates are by category
of use, tap size and quantity used. There is an annual allotment which is related to meter size and
a surcharge for consumption in excess of the annual allotment. Tap and related capital investment
fees are used to provide service connections and vary with tap size. Administration and study
fees, which vary with tap size, are also typically applied to new service connections. In addition,
the districts charge a one-time raw water fee, or may require that the developer provide raw water
in the form of Colorado-Big Thompson or Windy Gap Project shares. Fees and rates are
Mixed Use Development Plan Page 62
generally comparable between the districts. In general, the districts do not have capital expansion
financial plans in place to support longer-term growth in the MUD area.
Ability to Respond to Growth
Current capacity restrictions within the MUD area will be eased, to an extent, by water line
construction in progress by the Little Thompson and Central Weld County Districts. Little
Thompson will own the 24-inch portion of this line north of SH 66 and Central Weld County will
own the 18-inch portion of the line south of SH 66; the latter will form a portion of a loop to the
east of I-25, intended to serve the Firestone, Frederick and Dacono areas, as well as the
development around the I-25/SH 119 interchange. The line will provide increased capacity within
both service areas, although future distribution system improvements will be needed as
development occurs. There is also a relatively recent agreement between Central Weld County
and Left Hand Water Districts to make additional capacity available to the latter, through
interconnection between their systems in the area. This will take advantage of the additional
capacity afforded by the new line; however, its general use within the Left Hand service area
beyond Longview PUD may involve pumping the water back uphill. There has also been
discussion involving possible Longs Peak interconnection with the new line. This may offer a
viable option to support future development in this portion of Longs Peak's service area.
3.2.4.2 Electric Power
The MUD area is within the service territory of United Power, Inc. United Power, with
headquarters in Brighton, is a public utility and a member of the Tri-State Generation and
Transmission Association, Inc. Both are members of the Rural Utility Service (formerly Rural
Electrification Association.) The City of Longmont, to the west of the MUD area, has a
municipal electric utility, as does the Town of Frederick, to the southeast. Frederick has an
agreement for power supply with United Power, whereas residents of Firestone and Dacono are
served directly by United Power.
The MUD area falls within United Power's "Service Area B." Some transmission facilities pass
through this area but are not part of United's system. The three United substations in the vicinity,
Mead, Del Camino and Dacono, serve various functions related to supplying power at sub-
transmission and distribution voltages.
United's rate schedules and service provisions are outlined in current Colorado Public Utility
Commission (PUC) filings. Depending upon the classification of service provided, demand and
energy charges will be assessed and facility charges may be assessed.
Ability to Respond to Growth
The electric power distribution system in the MUD area is relatively well developed and can
accommodate the future growth and development envisioned. Specifically, United Power has
plans for expansion in the area, to include the future installation of a substation about one mile
east of the I-25/SH 119 interchange. This substation will be constructed as demand warrants.
Mixed Use Development Plan Page 63
3.2.4.3 Sanitary Sewer
The St. Vrain Sanitation District provides sanitary sewer service throughout the MUD area, as
shown on Map 3.4. The district's service area, in part based upon drainage areas, is considerably
large, allowing for future expansion.
The district was formed in 1986 to provide sanitary sewage collection, treatment, and disposal
service in the Del Camino area. Since that time, the district has expanded its boundaries to
provide services to a larger area. To date, the system includes a sewer system consisting of lines
from 4 to 24 inches in diameter, a lift station to serve the area west of St. Vrain Creek and a
treatment plant consisting of two lagoons and related equipment. Treated effluent is returned to
St. Vrain Creek downstream of the MUD area. The treatment plant operates at a hydraulic
loading of 160,000 gallons per day, as compared to its capacity of 500,000 gallons per day.
The district expansion plan, called Phase H Construction, would increase treatment plant capacity
to 1.5 million gallons per day. Phase II Construction would include the installation of two
additional lagoons, one chlorine chamber and one blower. The timing of this expansion is
uncertain at present, and will be a function of need, among other factors. In addition, the district
has plans to extend a line toward SH 66 to serve the northerly portion of the MUD area. Map 3.4
shows current district and service area boundaries and proposed sewer trunk lines which would
serve the entire MUD area, as dictated by growth needs.
Financing and Revenue
From a financial standpoint, district capital, maintenance and operations needs are accommodated-
by a variety of means, including bonded indebtedness, property tax revenues, plant investment
fees and service fees. Funds for major capital expansion are typically acquired by the sale of
bonds. The timing and extent of bond sales are dependent upon a combination of the district's
bonding capacity, demonstrated need, ability to pay, and bond rates. The district re-financed its
existing debt in 1991 and cannot again do so. The district collects property taxes, levied upon
properties within its boundaries, to primarily support debt service. In terms of property tax
revenues, commercial properties have been the largest source, followed in order by residential,
agricultural, oil and gas, and natural reserves.
The district has other sources of revenue, including user charges and tap fees. User charges are
collected on a monthly basis and depend on the category of development served. Such fees are
largely used to cover operating expenses.
Developers are required to pay the full cost of construction of all extensions and connections to
serve their development. In cases where the district requires construction of an oversized line to
serve other development, a developer may be reimbursed by the district for a portion of the cost
of the oversized line. The district assumes ownership and maintenance of lines after their
construction.
Currently, the district charges a $3,200 plant investment fee per single family dwelling unit. The
monthly service fee is $22 per single family dwelling unit.
Mixed Use Development Plan Page 64
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I-2 5 Mixed Use Development Area Comprehensive Plan
Map 3.4 Sanitary Sewer Services
Prepared by Balloffet A Associates and EDAW Inc. October, 1996
Ability to Respond to Growth
The Saint Vrain Sanitation District is currently operating at 30-35 percent of treatment capacity.
The district has available conveyance and treatment capacity to serve new development occurring
along its present system. This assumes that the service can be provided with extensions from the
existing system. Development in portions of the MUD area remote from the district's present
collection system would require sewer line extensions, assuming the growth could be
accommodated within existing treatment capacity. Costs for major system extensions can be on
the order of $200,000 per mile, which does not include the costs of lift stations or road and
waterway crossings. In terms of treatment capacity, the district estimates that the capacity
increment from 500,000 to 1,500,000 gallons per day could be constructed for $250,000. The
cost for each 500,000 gallon per day capacity increment beyond 1.5 million gallons per day would
be from $1.5 to $3.0 million, depending upon the treatment technology chosen.
3.2.4.4 Natural Gas
Natural gas service in the MUD area is currently provided by KN Energy. Their distribution
system in the area extends northward along I-25 and primarily serves the Del Camino area and
the development to the north and east of the I-25/SH 66 interchange. Map 3.5 shows
approximate line locations, pressures, and sizes. Line capacities are a function of both pressure
and size. The base rate for gas service is $3.93 per unit (100 cubic feet), although there are tiers
of rates, depending upon usage, and various rate schedules for different classes of customers.
Natural gas rates and service provisions are regulated by the Colorado PUC.
New gas service extensions are installed by KN as requested by a developer or other party, and
the installation cost is paid by the requester on a time and materials basis. Service extensions are
normally handled as a part of fees paid out by developers.
Ability to Respond to Growth
KN Energy has adequate capacity to handle the MUD area's growth in demand for the near
future, and there are no expansion plans for this system at the present time. However, there are
no constraints against doing so as the need arises. Major System expansions would be constructed
by KN Energy, with provisions for cost recovery from developers.
Mixed Use Development Plan Page 66
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I-25 Mixed Use Development Area Comprehensive Plan
Map 3.5 Natural Gas Services
Prepared by Salleffst & Associates and ZDAW lee. October, 1996
3.2.4.5 Solid Waste
Solid waste collection and disposal services in the MUD area are currently provided by two firms,
Western Disposal Services and United Waste. Western Disposal has dumpsters in commercial
areas at Del Camino and also provides residential service. United Waste has one dumpster at the
M&S Garage and provides some residential service in the Frederick area. Solid waste disposal
services in the Del Camino area are arranged directly between property owners/managers and the
disposal firms and are generally on the basis of standard rates and service packages. Disposal is
at licensed facilities, of which the closest is the Laidlaw landfill east of Erie. Other licensed
landfills which may be used are near Ault and in Adams County, near Denver International
Airport.
Ability to Respond to Growth
Solid waste collection and disposal do not provide constraints to future development of the MUD
area, although more formalized arrangements for providing service, such as franchise agreements
with Weld County, may be beneficial.
3.2.4.6 Influence of Utilities on Development Patterns
The costs of utility service extensions can be minimized by locating development in proximity to
existing utility infrastructure having available capacity, or in areas where utility extensions are the
most cost-effective. To an extent, the location of development can be influenced by this factor.
Map 3.6 was prepared to illustrate this and to suggest a sequence of development in the MUD area
based on utility services.
Mixed Use Development Plan Page 68
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1-25 Mixed Use Development Area Comprehensive Plan
Map 3.6 Priority for Development, based on Utility Services
Prepared by Baitaff t & Anacieto, and EDAW lac. October, 1996
3.2.5 Existing Parks, Recreation and Floodplain Resources
The existing resource opportunities for the MUD area are wildlife habitats, reclamation of gravel
extraction areas, and regional parks. There are excellent opportunities for future resource
developments such as community parks and the development of trail linkages. Existing parks,
recreation, and floodplain resources are shown on Map 3.7.
Wildlife
The St. Vrain Creek and its associated riparian area provide habitat for a variety of species,
including white tailed deer and bald eagle. Riparian areas along any of the major drainages and
ditches are used by many species as travel corridors, food, cover and nesting. Gravel pits in the
area are used by water fowl. Reclaimed pits can provide recreational fishing opportunities.
Sand and Gravel Extraction
Sand and gravel extraction areas can be reclaimed for habitat preservation, and public recreational
purposes if the owner is willing. Reclaimed pits also are used as water storage reservoirs, water
features in residential developments and private duck clubs. The St. Vrain Creek and Boulder
Creek provide excellent sand and gravel extraction potential. These resources can be found
predominantly within the 100-year floodplain. There are approximately nine active pits within
the study area, with an additional seven permitted. Weld County also owns and operates pits east
of Barbour Ponds along the St. Vrain Creek which will be reclaimed as park land.
Regional Parks
Currently there is one regional park in operation within the MUD area. Barbour Ponds State
Recreation Area is managed by the Colorado Division of Parks and Outdoor Recreation and is
very highly used (200,000 visitors in 1994). It is approximately 80 acres in size and is used by
tourists and local residents for fishing and camping. The management plan for the Recreation
Area calls for expansion east and west as opportunities arise. One such opportunity may be to
incorporate the Weld County gravel pits east of 1-25 when they are reclaimed.
Union Reservoir, located immediately north of the MUD area, provides additional recreational
opportunities to residents within the MUD area. The City of Longmont operates Union Reservoir
Park on the southwest shore. The City owns over half of the surface water rights in the lake and
leases and/or owns the land for the 736-acre park. Visitors enjoy fishing, wakeless boating,
windsurfing, swimming, camping, picnicking and wildlife viewing. The northwest portion of
the reservoir is reserved as a bird sanctuary. Water sports equipment may be rented at the marina
area. A boat ramp and accessible fishing pier are located on the western shore. As money
becomes available and as landowners are willing, the City of Longmont intends to acquire
additional park lands in fee or through lease agreements.
Mixed Use Development Plan Page 70
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1-25 Mixed Use Development Area Comprehensive Plan
Map 3.7 Parks, Recreation and Floodplain Resources
Prepared by Balloffet & Associates end EDAW Inc. October, 1996
Neighborhood and Community Parks
Neighborhood and community parks are those facilities that typically serve an urbanized area and
may include facilities such as swimming pools, recreation and senior centers, ballfields and
playgrounds, basketball and tennis courts. There are no neighborhood or community parks
within the MUD area. The closest facilities are in the City of Longmont.
Limiting Site Factors
There is no designated public open space within the MUD area. However, there are several plans
that identify areas within and adjacent to the MUD area that contain natural elements that obstruct
or are hazardous to certain types of development. These sites are categorized as having Limiting
Site Factors which include floodplains, critical wildlife habitat areas and topography constraints.
These areas allow the lowest intensity of development in the MUD area. The Weld County Open
Space Plan identifies the St. Vrain Creek corridor as a potential open space area. In its
Comprehensive Master Plan (January, 1995), the City of Longmont has identified the area south
of Union Reservoir and along SH 119 as its eastern buffer. According to the city's plan, this
land would be preserved to maintain the city's identity and enhance the visual quality of its
entrance corridor. The land would not necessarily be open for public access. A variety of
techniques would be used to protect the land, including acquiring title, development rights, and
easements.
Boulder County has identified the St. Vrain Creek and Boulder Creek corridors within the Boulder
County Comprehensive Plan as providing wildlife habitat, community buffers and trail corridors.
Protection of these corridors could occur with development, as developers dedicate land for trails
and/or open space, or as opportunities to acquire lands or easements are present. The Structural
Land Use Plan for the MUD area also identifies land along the St. Vrain Creek corridors as
containing Limiting Site Factors which would serve as a deterrent for intensive development. The
Structural Land Use Plan encourages this land to be utilized by the lowest intensity of uses in the
MUD area.
Trails
The St. Vrain Creek has been designated as a greenway in the St. Vrain Greenway Master Plan,
adopted by the City of Longmont. Development includes a pedestrian and bike trail along the
river through Longmont and into the MUD area. The City of Longmont has prioritized
development of the trail through the city center and will implement connections to the east and
west as these areas are developed.
In addition, the Longmont Comprehensive Master Plan identifies the St. Vrain Creek, Dry Creek
No. 2, and Spring Gulch ditch as primary greenways. Greenways are linear open space corridors
that permit public access, connect residential areas to the bikeway network and with community
activity areas, and accommodate trail-oriented recreation. The Spring Gulch trail would link
Union Reservoir Park with trails along the St. Vrain.
Boulder County has identified trail corridors along the St. Vrain and Dry Creek No. 2 up to the
Boulder/Weld County line. As mentioned previously, reaches of these trails would be
implemented as development occurs or as acquisition opportunities arise.
Mixed Use Development Plan Page 72
Historic Sites
One historic site is currently known to exist within the MUD area. The site is on private land and
is noted with a historic marker, which identifies "Fort Junction," built in 1864 by pioneers of the
Boulder Creek and St. Vrain Creek Valleys. This was a sod enclosure garrisoned by home guards
as protection against hostile Indians. It stood about 200 feet east of the current east frontage road
paralleling I-25, and about one quarter mile north of SH 119.
3.3 Market Factors and Likely Trends
3.3.1 Market Conditions
The following presents a summary of the major market conditions that will influence the types of
development and likely trends in the MUD area.
3.3.1.1 Location
The MUD area, while rural in character, lies within 30 miles of all major employment centers and
product markets on the Northern Front Range. I-25 provides convenient access to these cities and
gives the MUD area a strategic location for providing retail goods and services to increasing
traffic volumes along the interstate.
The MUD area occupies a strategic location for commuters. The area, surrounded by larger
cities, is approximately 5 miles from the urbanized areas of Longmont, 15 miles from Loveland,
15 miles from Boulder, 30 miles from Greeley, and 25 miles from Fort Collins to the north and
Denver to the south. Residential developments in the incorporated towns around the MUD area
support persons commuting to all of these cities.
3.3.1.2 Transportation
As previously stated, I-25 has a major influence on the MUD area. From a market perspective,
increasing traffic volumes and regional growth along the I-25 corridor will influence the market
conditions in the MUD area. The following are additional factors related to transportation issues
that influence market conditions.
• The MUD area lies approximately 10 miles north of the proposed E-470 highway, which will
link I-25 to the Denver International Airport (DIA) and enhance the convenience of access
from DIA and the entire Denver metro area to Weld County and the Northern Front Range.
Mixed Use Development Plan Page 73
• Trucking industry experts' state that truck traffic along the MUD area portion of I-25 is not
sufficient to support new trucking service facilities. These sources characterize existing truck
traffic in this area as "local," with most truckers distributing products to Northern Front
Range destinations. Truckers serving local routes generally require fewer services than
truckers on nationwide routes; while the North American Free Trade Agreement may
eventually generate increased north-south truck traffic along I-25, over the next ten years truck
traffic is not likely to support significant additions to the existing service base.
3.3.1.3 Utilities
This market analysis proceeds under the assumption that issues involving sanitary sewer and water
infrastructure will not preclude development. Nonetheless, in reality, this issue is likely to exert
significant influences on the timing, location and character of development in the MUD area. In
regard to industrial, retail and lodging development, the current availability of water and sewer
infrastructure gives the Del Camino area a significant advantage among the various interchanges
along I-25. Conversely, the unavailability of such infrastructure may constrain development in
other parts of the MUD area.
3.3.1.4 Regional Development Trends
Residential Development
New residential development has not occurred in the MUD area in recent years, but activity is
increasing with projects such as the Longview and Meadow Vale PUDs. In surrounding towns
such as Erie, Frederick and Mead, however, residential growth has accelerated. New housing
products have occupied two price ranges: a starter home market priced from below $100,000 to
$130,000, and an upscale niche, with large homes priced from $200,000 to $300,000. Some
recent starter home projects in these towns have achieved average absorptions of three to four
homes per month, and one project in Erie has averaged seven sales per month in its first four
months. Additional residential developments have been proposed in these and other surrounding
area towns.
In recent years, high housing and land costs and protracted development requirements have pushed
residential growth from the City of Boulder to nearby municipalities such as Lafayette, Louisville
and Superior. As development has proceeded, some of these communities have responded with
growth limitations of their own. The Boulder-area growth may be increasingly directed to
outlying communities such as Longmont, northern Broomfield, Erie, Weld County and the MUD
area.
' Forrest Baker, Transportation Research& Marketing, a consulting firm based in Idaho,
referred by NATSO,National Association of Truck Stop Operators. Also Conoco representative,
John Bennett.
Mixed Use Development Plan Page 74
In the fall of 1995, Longmont passed an initiative to limit residential building permit issuances to
1 percent of the previous year's residential base. This measure would limit annual residential
construction to 220 homes in 1996, driving significant residential development to other market
areas.
While the MUD area occupies a strategic location for new development, there are other develop-
ment areas that will compete for residential markets. Ample land near I-25 and the proposed W-
470 and E-470 highways is available for development in the northern reaches of Broomfield,
Westminster and Thorton. These areas might attract home buyers employed in the Denver/
Boulder corridor, in the DIA area or other locations in the Denver metropolitan area. Similarly,
other rural Weld and Larimer County communities are likely to compete for home buyers working
in Fort Collins, Greeley and Loveland.
Commercial Development
While an industrial company may wish to maintain its office headquarters in a high profile
location in Denver or Boulder County, there is an attraction for location and cost advantages of
Weld County and the MUD area. In the last two years, approximately 235,000 square feet of new
industrial space has been developed at the Del Camino and I-25/SH 66 interchanges. In the last
five years, new development at I-25/SH 119 interchange has included two motels and three new
industrial buildings, including Hauser Chemical, Dovatron Electric, and Gerard's Bakery. All of
these businesses relocated or expanded to the Del Camino Business Park from Boulder County.
The Indian Peaks Industrial Park in Frederick similarly reports that many of its occupants
relocated or expanded from bases in Denver.
The MUD area presents a number of strategic advantages for attracting nonresidential
development.
• The MUD area can attract manufacturers and distributors sending products to markets
throughout the Northern Front Range.
• The MUD area's location provides convenient connections to corporate administrative office
bases in Front Range cities.
• Housing, labor, utilities, and other such costs are less expensive in the MUD area than in
more urban employment centers such as Boulder, Denver or Longmont.
• Land is less expensive in the MUD area. In the Longmont area in eastern Boulder County,
nonresidential land sells in the range of$1 to $2 per square foot. This area represents the
lower end of the Boulder County industrial land market; areas along Highway 36 command
higher prices, and prices in the City of Boulder range from $3.50 to $5.00, a few high end
parcels may sell for as much as $10.00 per square foot. In comparison, within the MUD area,
the most expensive land is located at the Del Camino interchange, where retail land may sell
for up to $4.00 per square foot. Industrial land along the frontage roads near Del Camino has
sold for $1 to $2 per square foot, which is competitive with the Longmont area. In the
industrial areas at the SH 66/I-25 interchange, recent industrial land sales have occupied the
Mixed Use Development Plan Page 75
$0.50 to $1.00 per square foot price range. The vacant agricultural land along Highway 119
has generally sold at even lower rates, generally below $0.35 per square foot.
Besides the advantages for commercial development, there are other factors that will influence
nonresidential development in the MUD area.
• The City of Boulder recently passed a measure to restrict nonresidential construction. This
measure will eventually limit such construction to levels that are significantly below recent
rates, and is likely to drive significant volumes of nonresidential development to outlying
areas.
• A new major factory outlet mall/mixed use development has been proposed for the northeast
corner of the I-25/WCR 8 interchange in Dacono. If this development proceeds, it could
become the central location for retail and tourist-related development for the southwestern part
of Weld County.
3.3.2 MUD Area Growth Projections
In establishing a reasonable level of expected growth in the MUD area, three scenarios were
examined: conservative, moderate and aggressive projections.
Of the three development scenarios, the moderate scenario relies most heavily on long-term
patterns. The approach applies growth rates that were originally prepared for a twenty-five year
period (1990 to 2015), and also makes adjustments based upon a nine-year development trend in
the City of Longmont. To the extent that longer histories produce more reliable long-term
indicators, this scenario may represent the most reliable forecast.
In contrast, the aggressive scenario relies exclusively on short-term trends, projecting recent
development trends into the future. While the recent past may sometimes provide the most
accurate indication of developing new patterns, short-term trends may not endure: the 1994
development of two motels at Del Camino, for instance, does not mean that two additional motels
will be developed in subsequent years.
The conservative scenario involves perhaps the least reliable basis for projection. This projection
relies on 1990-1993 growth patterns in the surrounding area towns - not a long-term trend. Weld
County building permit records show the construction of only one new residence in 1993 and four
new residences in 1994. While the figures appear to contradict recent indications regarding future
residential development, this scenario should not be dismissed entirely.
In weighing these three scenarios, this analysis calculates the lower range of development as an
approximate average of the conservative and moderate scenarios. This calculation yields a lower
range of development at roughly 60 dwelling units per year, or 600 units over ten years. Thus,
this analysis identifies an overall range of 60 to 150 units has been established as a reasonable
range of expected residential development, as summarized in Table 3.3.
Mixed Use Development Plan Page 76
Table 3.3 Range of Likely MUD Area Residential Development
Scenario Annual Growth Ten-Year Basis for Projection
in Dwelling Growth in
Units Dwelling Units
Conservative 20 200 1990-1993 growth rates in surrounding area towns.
Moderate 100 1,000 MUD Area capture of long-range growth in Longmont
area and southwest Weld County.
Aggressive 150 1,500 Current development trends and expected high
absorption of low-cost dwelling units.
Range 60-150 600-1,500 Lower range based on average of conservative and
moderate scenarios; upper range based on aggressive
scenario.
Source: Coley/Forrest, Inc., 1995
3.3.3 Likely Trends
This section identifies the type of real estate development likely to occur in the MUD area over
the next ten years and projects an approximate range of the volume of development.
3.3.3.1 Residential Neighborhood Development Trends
Likely trends in the residential development sector focus on three issues: (1) the type of
residential development likely to occur in the MUD area and its surrounding communities; (2) the
most likely locations in the MUD area for residential development; and (3) an approximate range
of likely growth rates.
Home buyers seeking housing in the MUD area are likely to occupy three distinct market niches:
(1) Homes priced from below $100,000 to $150,000, appealing to first-time home buyers
employed in Longmont, Boulder, Denver and other nearby employment centers.
(2) Homes priced from roughly $200,000 to $300,000, appealing to higher income
householders recognizing the higher housing values available outside the expensive
markets in Denver, Boulder and the Denver/Boulder corridor. Residential development
in this niche will occur in rural, removed areas, as most custom home buyers will seek
rural, secluded settings.
(3) Manufactured homes, offering the most affordable housing product in the market. State-
of-the-art manufactured homes can range in price from $30,000 to $80,000. Modern
manufactured home communities often feature homes situated on permanent foundations
at densities of 5 or 6 units per acre. Leased manufactured home communities along the
Mixed Use Development Plan Page 77
Northern Front Range are 99.7 percent occupied.' Several modular home projects have
been proposed, and one such project has recently been developed within the MUD area.
This type of housing may be attractive to home buyers who work in the relatively low-
wage industrial occupations that have comprised significant portions of employment in
both Longmont and Weld County.
3.3.3.2 Shopping Centers
Shopping center development is not likely in the MUD area until it has developed a substantial
housing base. Three factors would constrain such development:
• Residential growth patterns. Over the next ten years, likely residential development in the
MUD area would consist of 600 to 1,500 homes, dispersed in separate areas, none of which
will offer concentrations sufficient to support a neighborhood shopping center. While the
necessary concentration of unserved "rooftops" varies, one retail expert estimates that new
development is not likely to occur without a surrounding community of roughly 1,500 homes.
The Urban Land Institute's Shopping Center Development Guide sets forth a rough rule of
thumb requiring a minimum of 2,500 persons (approximately 1,000 homes) within 1.5 miles
or a five to ten minute drive of the center. The Denver metropolitan area provides numerous
examples of communities comprising of one to two thousand homes that do not contain
neighborhood retail centers. These include the communities of Superior, Lone Tree,
Stonegate and Roxborough Park in the southern Denver metropolitan area.
• Convenience to existing retail centers. New developments in the western parts of the MUD
area along SH 66 and SH 119 would be conveniently situated (within fifteen minutes drive
time) to Longmont area stores, thus constraining additional retail market opportunities.
• Available sites. Given the relatively low concentrations of residential densities that are likely
to occur, new retail developments will most likely seek sites with high visibility along high
traffic corridors. In the MUD area, the primary traffic corridors are located along I-25 and
along SH 66 and SH 119. Retail development at the I-25 interchanges would most likely be
within the convenience/highway-service niche. In the areas along SH 119 or SH 66 to the
west of 1-25, retail development would have to compete with a broad range of shopping
centers in Longmont.
2 Denver Post newspaper article, Steve Raabe reporter, 9/19/95. Quote from article: "and
if you're looking for a space in northern Colorado, good luck. Out of the 8,066 spaces in the
Greeley-Loveland-Longmont-Fort Collins area, you'll find only 13 vacant spaces - an amazing
occupancy rate of 99.7 percent." Mr. Raabe references Ralph Melden as his source. Ralph
Melden is with Melden Realty, a firm specializing in manufactured housing properties.
Mixed Use Development Plan Page 78
3.3.3.3 Commercial Development Trends
Substantial office development is not likely to occur in the MUD area. While some industrial
buildings offer office space, the MUD area's industrial image and its distance from upper income
housing areas will hinder its ability to attract substantial office development.
Convenience stores and service establishments, such as gas stations and fast food restaurants, will
continue to represent the principal type of retail development in the MUD area. This type of
development will likely occur primarily on the east side of the Del Camino interchange, and will
begin after the realignment of the Del Camino interchange. Some neighborhood service
establishments may also begin to appear as residential growth occurs, but development of new
neighborhood shopping centers is unlikely until some time in the future. It is more likely that
small strip centers at the SH 66 and Del Camino interchanges may begin to feature stores that can
serve local residents as well as tourists and truckers. Examples of such stores might include
drugstores, video stores, laundromats, bakeries, ice cream parlors, auto parts stores, and film
developing stores. Over the next ten years it is reasonable to anticipate retail development in the
MUD area to include three to five new restaurants (including fast food restaurants); two to three
gas stations (with convenience stores); and five to ten miscellaneous service retail stores, with a
total square footage estimated at 30,000 to 50,000.
3.3.3.4 Lodging
Lodging in the MUD area includes five facilities at Del Camino. These facilities are all limited
service motels with 40 to 80 rooms. Interviews with motel operators reveal the following:
During the summer months, Del Camino motels operate at high or full occupancies. Guests
include a varying mix of business travelers, vacationing families, and truckers. The recently
opened Days Inn and Comfort Inn receive higher levels of tourist traffic, often hosting weekly
stays for families visiting various locations along the Front Range. In contrast, the older Super
8, Budget Host/Longmont Inn, and First Inn facilities serve more truckers, who prefer their lower
rates and superior proximity to truck parking. All facilities report travelers with business in
Longmont or Boulder, as well as some tourists unable to find accommodations in Boulder or
Longmont.
Occupancies are considerably lower during the winter months. While operators were unwilling
to provide occupancy estimates, they qualitatively report low occupancies, with greater reliance
upon truck traffic. The Days Inn and Comfort Inn facilities opened in 1995 and at the time of this
analysis, had not been open during a winter season. This has created some uncertainty regarding
the strength of the lodging market during the winter season, which may not support additional
lodging development in the near future.
Despite these possible constraints, two market factors will likely continue to support some type
of lodging development at Del Camino:
(1) Projected traffic increases on I-25 traffic may strengthen demand for lodging facilities.
Mixed Use Development Plan Page 79
(2) Del Camino's location at SH 119 may give it an advantage for travelers seeking direct
proximity to Longmont, Boulder, or Estes Park.
Where a lodging operator can assemble enough land for truck parking, and perhaps provide
services such as a restaurant and bar, there may be a marketing opportunity to serve a combination
of tourists and truckers? During the next ten years it is reasonable to anticipate the development
of one or two additional lodging facilities containing a total of 60 to 80 rooms on the east side of
Del Camino.
3.3.3.5 Industrial Development Trends
Industrial development will likely continue in the MUD area. The major attractions for industrial
users include:
• Access to I-25. This connection provides convenience for trucking operations and access to
markets including Denver, Fort Collins, Boulder, Greeley, Longmont, and Loveland.
Industrial operations in the MUD area are thus conveniently linked to their product markets
and to other office or industrial bases located in those cities.
Costs involving land, tax incentives, labor and power: industrial operations in the MUD area
can realize considerable cost savings relative to costs incurred at more urban locations.
• The availability of sanitary sewers, which would extend south from SH 66 to SH 52. This
stretch would be the only portion of I-25 in Weld County with this infrastructure.
Industrial development in the last two years has included nearly 235,000 square feet in 10 new
buildings, a rate likely to continue. In addition to the above, new favorable market factors might
include the construction of highway E-470 linking the MUD area to the Denver International
Airport, and the possible implementation of nonresidential growth constraints in the City of
Boulder.
Given this recent history and the MUD area's market advantages, it is reasonable to anticipate
new industrial development to proceed at an average rate of 100,000 to 150,000 square feet per
year, generating a total of 1,000,000 to 1,500,000 square feet over the next ten years.
While highway motels will not turn truckers away, there are specific improvements and
programs a motel could activate to improve its truck business. Parking suitable for large trucks
is an important amenity that could be offered. Walk-access to truck maintenance facilities could
be a significant amenity for truckers with trucks needing work. Other operators utilize special
incentives/discounts specifically for truckers using the motel.
Mixed Use Development Plan Page 80
3.4 MUD Structural Land Use Plan
The MUD Plan is intended to provide a foundation to enable the county and its citizens to make
appropriate decisions regarding future development. Preservation of natural resources,
development of quality communities, provision for regional services and employment
opportunities and maintaining fiscal integrity are the key factors driving this plan. This will ensure
that development is planned in advance, rather than left to chance. The land uses delineated in
the Structural Land Use Map 2.1 promote appropriate levels of facilities and services for the entire
MUD area.
It is important to remember that it is the coherence of community structure and the quality of the
built and natural environment that will determine whether growth in the MUD area will represent
a positive act of building a community, or the loss of identity and diminished character of the
region.
The MUD Plan shows a proposed configuration for land uses and street systems, as well as
suggested sites for community facilities. The plan represents maximum "build-out" of the region
which, depending on the rate of growth in the area, may take 25-50 years to achieve. As a result,
the plan will need to change and respond in the future as the development patterns, resources, and
needs of society change.
There are a number of principles and themes upon which the plan is based. As the region
develops, these principles can serve as planning goals and policies today and into the next century.
The principles utilized in this plan include the overall development of the MUD area, the major
transportation network, the linking of community nodes and the consistency of land use and
zoning standards.
3.4.1 Principles for Conununity Structure and Growth
The Structural Land Use Plan has evolved out of extensive discussion and analysis. County
officials have tackled the difficult questions of how to grow, where to grow, and how growth can
either benefit or distract from the area's quality of life. Addressing these questions has required
balancing complex, and often conflicting issues. What has emerged is a set of principles - about
the stability of the area's economic base, the structure of the community, appropriate land use
classifications, and the transportation needs of the region. The Structural Land Use Plan presents
the opportunity to intermix land use with established zoning standards in order to minimize the
externalities of the uses. The principles of this plan are as follows:
Mixed Use Development Plan Page 81
Land Use Principles
A. Employment Center Development. The Structural Land Use Plan provides a unique
opportunity to create a major center of new employment in the area. The creation of the
employment center is located and oriented toward the network of regional and national
roadways serving the area. This center needs to be carefully planned to ensure that it will take
advantage of the many attributes and opportunities in the area, without detracting from the
overall image and vital linkages throughout the MUD.
B. Interconnection of Community. Liveable neighborhoods are critical factors in the future
quality of life in the area. Interconnectivity of community nodes and activity centers will aid
in the viability of the area. Alternative means of transportation and opportunities for those
who seek to walk or ride their bicycles should be increased, providing safe and pleasant
pathways to interconnect neighborhoods with community facilities and employment centers.
New residential growth should be configured as neighborhoods, not isolated enclaves. The
location of neighborhood centers in residentially designated areas is intended to provide
community services within walkable destinations for the residents within the MUD area.
C. Consistent Land Use Standards. The Structural Land Use Plan outlines standards which are
intended to shape and enhance communities within the MUD area. These standards also are
intended to support and implement the land use and development policies in the Weld County
Comprehensive Plan, Zoning and Subdivision Ordinances, and the Planned Unit Development
Ordinance. In all cases, these Ordinances should be consulted for clarification of specific
requirements.
D. Appropriate Zoning Mixture. The Structural Land Use Plan provides a mixture of
conceptual land use categories throughout the MUD area. These categories are grouped by the
intensity of the land use, with the majority of the high intensity uses being clustered within
the vicinity of I-25 and SH 119. In contrast, lands with limiting site factors such as floodplain
and wildlife habitat, correlate with the lowest intensity land uses.
E. Planned Transportation Network. The major roadway corridors, including I-25, SH 119,
SH 66, and WCR 1, are the primary roadway structures for the MUD area. They play an
important role in the function and image not only of the MUD area, but for Weld County, as
well. For this reason, special attention must be given to access controls and design treatment,
to ensure that these roadways will function well over time, and that visual quality of the major
highway corridors will be improved and enhanced.
The following Table 3.4 provides approximate acreage for each of the land uses and maximum
density statistics that could occur at full build-out of the MUD area.
Mixed Use Development Plan Page 82
Table 3.4 Land Use Plan Distribution
Land Use/ Intensity Acres % Total Remarks
Area
Employment Center- 2,700 22% 27 million sq. ft. of floor space
High Intensity
Regional Commercial- 200 2% 2 million sq. ft of floor space
Medium Intensity
Neighborhood Center- 80 1% 800,000 sq. ft. of floor space
Low Intensity
Residential- Mixed Intensity 4,500 37% maximum population: 30,000 people, and
approximately 13,500 dwelling units.
Limiting Site Factors- 4,630 38% All areas delineated are within the 100 year
Lowest Intensity floodplain or have elements that obstruct or are
hazardous to certain types of development.
Total 12,110 100%
Source: Balloffet and Associates, Inc.
Assumptions:
• Residential densities were calculated using an average of 4 dwelling units per acre for all
development throughout the MUD area. It was assumed that 25 percent of the gross land
area in residential areas would account for roadways, neighborhood parks, and various
residential amenities.
• Employment Center calculations are based on an average of 15,000 square feet of floor
area per acre.
• Regional Commercial calculations are based on an average of 10,000 square feet of floor
area per acre.
3.4.2 Transportation
As the MUD area develops, it is critical that a transportation network be sized to accommodate
both short-term demand and future build-out. The process of developing the network includes trip
generation, distribution/assignment and transportation sizing for roadways, transit, bicycling,
pedestrians and transportation demand management (TDM). TDM programs encourage
alternatives to the single occupant vehicle such as carpooling and transit, as well as physical
improvements such as park-n-ride.
To size the circulation system, it is necessary to estimate the traffic that will be generated and
determine the transportation relationships of linkages between the various land uses within the
MUD area. Projected trip generation resulting from the build-out of the proposed I-25 MUD Plan
is presented in Table 3.5. The trip generation rates are based on the most recent edition of the
Institute of Transportation Engineers Trip Generation Manual. It should be noted that these
Mixed Use Development Plan Page 83
reflect the average of the rates for uses that could be expected. As an example, single family
residential areas typically experience 10 trip ends per dwelling unit, whereas condominiums and
townhouses tend to be smaller, and generate 8 trip ends per dwelling unit. The 9.55 trip ends per
dwelling unit used here reflect a weighted average between the single family and multi-family mix
that may be anticipated.
Similarly, the commercial retail and employment categories have been averaged. Based on the
ITE trip generation manual, trip generation rates for commercial developments decrease as the
center's size increases. The average trip generation rates for commercial centers reflect a
midpoint in the size-versus-trip-generation curve. Employment centers cover a wide range of
uses, from office parks (which generate 10 to 12 trip ends per 1,000 square feet) down to
industrial uses at two trip ends or less per day. The average of five trip ends per day reflects a
midpoint of generation to permit flexibility in future planning, yet reasonably, anticipate the trip
generation which may result from project build-out.
It should be noted that the trip generation rates reflect one end of the trip. If a person travels
between one trip end at a home to a second trip end at a school, this reflects one trip, with both
trips internal to the I-25 MUD Area.
Table 3.5 MUD Area Plan Trip Generation
Trip Generation Rates
Use Units ADT AM IN AM OUT PM IN PM OUT
Residential DU's 9.55 0.19 0.55 0.66 0.35
Commercial Total sq. ft. 40.00 0.40 0.40 1.80 1.80
Emp. Center Total sq. ft. 5.00 0.80 0.15 0.20 0.80
Residential Emp. Region. Neigh.
Center Comm. Corn. AM AM PM PM
ADT IN OUT IN OUT
DU's 1,000 1,000 1,000
sq. ft. sq. ft. sq.ft.
Total 13,500 27,000 2,000 800 375,000 25,300 12,600 19,300 31,300
Total Residential 130,000 2,600 7,400 8,900 4,700
Total Employment 135,000 21,600 4,100 5,400 21,600
Total Commercial 110,000 1,100 1,100 5,000 5,000
Source: Institute of Transportation Engineers,Trio Generation Manual
The resulting daily trip distributions are presented in Figure 3.2, which shows the relationship of
trips by purpose and the proportion of internal and external travel.
Mixed Use Development Plan Page 84
As can be seen in Figure 3.2, build-out of the MUD area residential developments will yield
approximately 130,000 daily trips. These trips are further stratified by trip type, such as
shopping, work, schools/parks, social, and other. Based on the non-residential land uses
proposed, it is estimated that fifty percent of the residential trips will remain internal to the MUD
area and fifty percent will exit the area.
It is similarly estimated that approximately 50 percent of the employment trips will remain internal
and fifty percent will travel externally to the study area. The internal employment area will be
trips to/from the residential developments within the study area, other employment areas, and the
commercial centers.
The commercial trip distribution patterns will be to/from the residential and employment areas.
In addition, there will be a portion of the trips that will be pass-by trips. Pass-by trips are those
that are already on the street systems within the study area, and because of the intervening
opportunity of the commercial centers, will be attracted into them. These pass-by trips will not
be new trips to the study area, but will need to be accounted for when developing access plans for
the commercial centers.
Mixed Use Development Plan Page 85
Figure 3.2 External Trip Distribution
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Page 86
Mixed Use Development Plan
Figure 3.3 Daily Trip Distribution by Purpose
N SEW SW
8% 25% 2% 5% 10%
External 50% Residential
130,000
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EXTERNAL TRIPS hoppjo9
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35% Employment
135,000
EXTERNAL
40% ?O2 33,750 Local
es, Business
25%
INTERNAL
50%
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C41 EXTERNAL
50%
External 40%
N SEW SW
3% 10% 1% 2% 4%
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o
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N SEW SW
8% 28% 3% 5% 11%
Mixed Use Development Plan Page 87
Total new trips anticipated will be 275,000, of which 100,000 will remain internal to the MUD
area and 175,000 will travel externally. Based on the regional distribution of residential and non-
residential developments, it is estimated that fifty percent (50%) will travel to/from the Denver
area, fifteen percent (15%) to/from the north on I-25, ten percent (10%) to Longmont, twenty
percent to/from the Boulder area, and the remaining five percent (5%) to/from the east. This
regional distribution is presented in Figure 3.3.
3.4.3.1 Proposed Circulation System
Transportation planning traditionally examines the relatively short-term twenty to twenty-five year
build-out. Based on market potential, the build-out of the MUD area will occur significantly later
than the traditional planning horizon. Without a long-term vision of how an area develops, the
circulation system can be undersized and congestion will result. Therefore, the proposed
circulation system was developed to accommodate build-out of the MUD area land use plan, yet
be flexible enough to respond to short-term market demands. Critical to this long- term vision
is to preserve the right-of-way to accommodate the future circulation system in the event that the
improvements are necessary.
Arterial Circulation System
The foundation of the circulation system within the MUD area will be SH 119. Although this
highway will be significantly improved with the proposed revisions to the I-25/SH 119
interchange, this interchange could possibly fail with build-out of the MUD area. Therefore, it
is recommended that land be preserved at WCR 20 and I-25 to accommodate a future interchange
with I-25.
In emerging development areas along highways, development traditionally occurs along the
frontage road system. These frontage road systems typically fail because of the short distances
between the frontage road and the freeway. Problems already exist at frontage road intersections
on SH 119 east of I-25. With the widening of I-25 to the east and the proposed I-25/SH 119
interchange improvements, the eastern frontage road will be severely constrained to a maximum
of two lanes which will ultimately experience traffic that will exceed its capacity. The proposed
ultimate frontage road system will be to shift the eastern frontage road approximately one-half
mile to the east and the western frontage road approximately one-third mile to the west. The right-
of-way will be preserved to accommodate a higher-capacity four-lane facility with left turn lanes.
These new facilities will become entries to employment areas. Portions of the current frontage
road system can be retained as access to existing and future development, however, these facilities
would be looped back to the north/south employment center roads.
Mixed Use Development Plan Page 88
Turner Boulevard and the west I-25 frontage road presently terminate just south of SH 119. To
improve local traffic circulation, the existing western frontage road should be extended to the
south to tie into the future employment area local circulation network.
Because access to the arterial street system significantly affects capacity, it is proposed that private
property access be restricted as follows:
• Major Arterials (SH 119): Signalized intersections as per the MUD Plan Transportation
Network. Access to private development shall be restricted per the CDOT Highway Access
Code.
• Arterial: Intersections with other streets at one-fourth mile or greater. Private access shall
comply with the CDOT Highway Access Code for state facilities and be discouraged on non-
state facilities.
• Secondary: Intersections with other streets at one-eighth mile or greater. Private access shall
be discouraged.
• Collector: Access is permitted to local streets and private legal parcels. Access shall be
encouraged at 300 feet or greater.
• Local: Private access is encouraged to legal parcels.
3.4.3.2 Public Transit
The MUD area is not currently served by public transit and is not within the Denver Regional
Transportation District (RTD). Through negotiations, it may be possible to obtain RTD buses to
pick up and drop off passengers at the Park-n-Ride and transit centers within the MUD area,
similar to Douglas County's negotiations to have RTD provide service to Highlands Ranch. It
is critical, however, to plan for future transit opportunities in context with urban development.
The strategic placement of future transit and park-n-ride locations will be the foundation for both
regional and local transit service. Three transit and park-n-ride locations have been identified in
the plan to provide for future transit service. The first is located at the I-25/SH 66 interchange.
The second is along SH 119 east of I-25. The third site is proposed along SH 119, east of WCR
5. The objective is to capture traffic to/from Longmont to avoid additional traffic impacts to the
MUD area.
Mixed Use Development Plan Page 89
3.4.4 Community Services
Facilities are incorporated into the plan for the MUD area to provide an adequate level of
community service. This section includes information regarding schools, fire protection, law
enforcement, and other community services as they relate to the land use plan. Projected needs
are identified and appropriate locations for service facilities are discussed.
3.4.4.1 Schools
School Projections
Based on school trends, student demand potential for the MUD area is indicated in the following
tables. Table 3.6 identifies the criteria from which school projections are made, and Table 3.7
shows what the needs for schools will be after 5 years, after 10 years, and at total build-out of the
development area. These calculations are based on the assumption that an average of 120
dwelling units will be built per year.
Table 3.6 St. Vrain School Need Projection Factors
Grade Students per Dwelling Unit Average Students per School Acreage needed per
Level school
K-5 0.35 525 10
6-8 0.14 750 25
9-12 0.17 1200 40
Source: Scott Trillon, St. Vrain School District Planner, 9/95
Table 3.7 MUD Area School Need Projections
Grade 5 Year Growth: 600 DU 10 Year Growth: 1200 Full Build Out: 13,000
DU DU
Students Schools Acres Students Schools Acres Students Schools Acres
K-5 210 0.4 4 420 0.8 8 4550 8.6 86
6-8 134 0.18 4.5 168 0.22 5.5 1820 2.42 60.5
9-12 102 0.08 3.2 204 0.17 6.8 2210 1.84 73.6
Total 446 0.66 11.7 792 1.19 20.3 8580 12.86 220.1
DU: Dwelling Units
Source: Balloffet& Associates, Inc., 1995
Table 3.7 above demonstrates that an additional elementary school will be required sometime
between the 5 and 10 year build-out horizon when the total number of dwelling units reaches
approximately 1,200 in the MUD area. Middle and high school students will continue to attend
Mixed Use Development Plan Page 90
the existing schools in the St. Vrain District during this time. If the MUD area is built out to
maximum potential outlined in this plan, an additional nine elementary schools, two middle
schools and two high schools will be required. To plan for this, approximately one acre of land
should be designated for schools for every 20 acres of residential development in the MUD area.
Siting criteria
In general, schools should be situated within a 1 to 1.5 mile radius of neighborhood centers.
Elementary schools should be placed adjacent to neighborhood parks that are central to
neighborhoods, away from busy streets and intersections for easy and safe access by students.
Middle and senior high schools are placed along collector roadways, but remain within the 1-2
mile radius of the neighborhood centers. In all cases, schools should be easily accessed by
alternative transportation systems such as bike/pedestrian trails and public transport systems, to
reduce dependency on cars in the MUD area.
3.4.4.2 Fire Protection
The Mountain View Fire Protection District is adequately staffed to meet the needs of the MUD
area at this time. In the future, 11 to 12 additional firefighters will be required to meet needs at
the 10-year growth horizon, and 100 to 110 additional firefighters will be required at full build-
out of the MUD area, if current standards of 4.29 firefighters per 1000 persons stay the same.
The current standard could increase due to the significant amount of Employment Center
development planned for the area.
3.4.4.3 Law Enforcement
Police protection coverage for growth in the MUD area will result in increased staff in at the
administration office located in Greeley, increased need for incarceration facilities (also located
in Greeley) increased need for patrol vehicles and officers and an adequate transportation system.
Satellite facilities may be required for law enforcement in the future. The siting for this facility
will depend on growth patterns and available funding. Due to the administrative function of this
facility, its placement should not affect response times or level of service of law enforcement
officers. It is for this reason siting of law enforcement facilities is not shown on the Structural
Land Use Map 2.1.
3.4.5 Parks, Trails, and Open Space
A combination of parks,trails,and open space areas is integrated into the MUD land use plan. These
features provide a balanced system of preserved natural environments and opportunities for
recreation and alternative transportation.
Mixed Use Development Plan Page 91
3.4.5.1 Parks
Currently there is a regional park, Barbour Ponds State Park, located north of SH 119 just west of
I-25. This is a highly used facility, providing camping, picnicking, nature observation and fishing
opportunities for over 200,000 visitors per year. A proposed extension of this park is indicated on
the other side of 1-25 to the east, where the county currently is operating sand and gravel extraction.
Development at this site is envisioned to be of the same character as at the Barbour Ponds site, and
has been identified as a possible expansion area by Colorado State Parks.
A community park is conceptually located near the center of the MUD area. Community parks
typically provide more intensively developed facilities than regional parks and are intended to serve
the recreational needs of residents within the entire MUD area. Facilities may include ballfields,
soccer fields, tennis courts, swimming pools, community gardens, amphitheaters, group and
individual picnic areas and open play areas. A more detailed description of community parks is
included in the next chapter. Based on the maximum build-out population of 30,000 and a level of
service of 4 acres per 1000 persons,this park should be approximately 120 acres in size. However,
it is very possible that the area will not develop to its maximum density. If the area develops in a
relatively low density manner,the demand for community parkland would be reduced. Therefore,
it is recommended that the entire 120 acres of community parkland be acquired, but development
should occur in phases to allow for flexibility of selling unneeded land or using it for other
community purposes in the future.
Neighborhood parks are intended to serve the recreational and social needs of residents who are
within approximately %z mile (walking distance) of the park. They contain leisure time and
recreational facilities that generally do not attract large numbers of users from outside the
neighborhood,such as plazas for neighborhood events,open play areas,multi-purpose practice fields
for soccer and baseball, tennis and basketball courts, picnic shelters and playgrounds. To
accommodate a multi-purpose play field and other more passive uses,a neighborhood park is ideally
5 to 8 acres in size.
Neighborhood parks are shown on the Structural Land Use Map 2.1 based on maximum build-out
densities. As with community parks,the range of potential needs for neighborhood parks will vary
with actual population and location of that population within the MUD area. Based on the maximum
build-out and a level of service of two acres per 1000 population, the total neighborhood parkland
need would be 60 acres,or seven to ten parks. Nine parks are shown on the plan. A lower density
development scenario would reduce the total acreage and number of parks. Because of this potential
range, it is recommended that the need for neighborhood parks be tracked with development
proposals, and park sites acquired when approximately one-half of the need for a park is
demonstrated within a one-half or three-quarter mile radius (e.g. 1,200-1,500 people).
Mixed Use Development Plan Page 92
3.4.5.2 Trails
A regional trail system is shown that follows St. Vrain Creek, the canal between Union Reservoir
and St. Vrain Creek, the railroad right-of-way south of the creek and along Boulder Creek. These
trails are logical extensions of the trails planned by adjacent communities and Boulder County,
and are important regional and local resources. Additional trails are shown throughout the MUD
area to provide connections between residential areas and other attractions.
3.4.5.3 Floodplain
The majority of the land associated with Limiting Site Factors is located along St. Vrain, Boulder
and Idaho Creeks. Its outermost limits is defined by the FEMA 100-year floodplain. Although
some development has been approved by the county within the floodplain and the lowest intensity
development may also occur in these areas in the future, land directly along the creeks and
drainages within the MUD area should be preserved as open space. Any development that is
proposed within the floodplain should demonstrate that it is designed to be above the 100-year
floodplain elevation and that the development has no significant upstream or downstream effects
on the floodplain. Due to the cumulative impact of small development which may not be
detectable on a case by case basis, the county should prepare a regional study to further define the
apparent 100-year floodplain and to establish a baseline for evaluating the effect of proposed
development. All development within the 100-year floodplain must adhere to the regulations and
restrictions in the Flood Hazard Overlay District, as outlined in the Weld County Zoning
Ordinance, as amended.
The land around Foster Reservoir designated as having Limiting Site Factors, includes the area
that is inundated at high water, wetlands and wildlife habitat that should be preserved, and a
narrow area between the reservoir and I-25 that affords high quality views to the mountains and
is strategically placed to provide a break in development along the I-25 corridor. The area is not
currently served with utilities and is not a good location for medium or high density residential
development due to its proximity to the interstate.
The land along the irrigation canals and ditches is important to provide corridors for wildlife
movement between major habitat areas. The rights-of-ways associated with canals are rarely
adequate to provide cover and forage for wildlife. After the crops that are currently in production
adjacent to the canals are gone and development has taken its place, it will be important to provide
an adequate buffer for wildlife. Canals and ditches also provide linear corridors for trails and
opportunities for defining edges of neighborhoods.
Mixed Use Development Plan Page 93
3.4.6 Development Cost Considerations
Over time, development of the MUD area will require a large outlay of public expenditures to
provide for the basic infrastructure and community services required to meet the needs of the
residents, visitors, and employers located within the region. As a part of this planning process,
the costs of providing the needed services for build-out of the MUD area have been estimated.
When reviewing this cost information, it should be kept in mind that the development of this area
is expected to occur over 25 to 50 years; thus, construction of major infrastructure elements is
likely to occur in increments over time to minimize capital investment risk. The cost estimates
are of necessity in 1995 dollars, and may assume a higher degree of economies of scale than is
likely to occur with development over time.
3.4.6.1 Utility Infrastructure
This section provides an assessment of utility infrastructure costs associated with the development
of the MUD area and the manner in which they may affect development patterns. Of the utility
systems considered in this study, water supply and sanitary sewer will most directly affect
development. Other types of utilities,electric power,natural gas and solid waste, are more market-
driven. Specifically, electric power and natural gas are less supply or capacity limited,and their rate
structures and capacity or service expansion charges are well-established and regulated. Also, costs
are absorbed by developers/property owners as the need for service emerges. Solid waste collection
services are not a major factor limiting development, from either a cost or an availability standpoint.
In other words, there is the assurance that solid waste collection services will be available when
needed, and the issues surrounding this service are more associated with service standards and rate
and service uniformity. The regulation of solid waste disposal is already well established,by virtue
of existing federal, state and county requirements.
Growth Scenario
For purposes of the development of utility systems to support projected residential and comm-
ercial/industrial/retail growth, it is necessary to postulate a planning framework. For this analysis
of utility infrastructure needs and costs,the ultimate development was used. There is a time frame
associated with this scenario.
Utility Costs
The overall assumptions forming the basis upon which utility costs were analyzed in this study
include:
• The use of historical development trends and present conditions, as they form the basis for
assessing the ability of existing utility systems and providers to support development.
• The assumption that development will occur in an efficient manner, from the standpoint of
utility economics, to include utilizing available, relatively low-cost capacity before
exercising more costly options.
• The assumption that the sequence and timing of development are also relatively predictable,
given the uncertainties associated with such projections.
Mixed Use Development Plan Page 94
• The assumption that the costs of service extensions are relatively predictable, at least for the
near term.
• The assumption that sewage conveyance and treatment capacity are relatively unconstrained
in the long term and are not subject to influences which would significantly affect
availability and prices (e.g., service area capture).
• The assumption that water supply is relatively unconstrained and not subject to regional
competition which would significantly affect availability and prices. This assumption is
increasingly less valid as existing capacity is committed and the need for major water supply
system expansions emerges.
• As there is not a specific time frame associated with this growth scenario, costs and related
factors were prepared on a present-day basis.
The following is a summary of present-day (non-escalated) water supply and wastewater costs
associated with ultimate development.
Wastewater Conveyance and Treatment:
Wastewater Treatment: $10,750,000
Collection System Extension: $15.414,000
Total Costs: $26,164,000
It should be noted that these water supply and development costs represent a conceptual estimate of
service extension costs to be borne by developers/property owners as a part of the development
process in the MUD area;they are not costs to be borne by Weld County or its taxpayers. They also
do not reflect water supply system expansion costs which will likely have to be absorbed, in part,
by developers under cost-sharing arrangements with the water districts. These costs expressed
on a present-day basis, are associated with ultimate development.
Supply Costs: $ 12,002,000
Development Costs: $111.000.000
Total Costs: $123,002,000
Anticipated growth in the demand for wastewater collection and treatment capability can be
accommodated by fee structures and cost recovery mechanisms which are currently in place. This
is also the case for water supply service extensions which can be accommodated without major
capital outlay. Development that requires or significantly contributes to the need for water system
expansions will likely be asked to contribute to financing the capital costs of such expansions; this
would be negotiated at the time the developments are approved.
Mixed Use Development Plan Page 95
3.4.6.2. Schools
The St. Vrain School District anticipates the need for 9 elementary schools, 2 middle schools and
1 high school within the MUD area at build-out. Capital costs in 1995 dollars for these schools
would total $87,000,000. Capital costs for individual, fully-equipped schools (excluding land)
are as follows:
one elementary school $4,500,000
one middle school $13,500,000
one high school $19,500,000
As discussed in previous sections, the growth projections at build-out prepared as a part of this
planning effort indicate the need for two high schools.
3.4.6.3 Law Enforcement
Tables 3.8 and 3.9 illustrate the projected needs, yearly costs, and capital improvements costs to
maintain the present level of service and at the maximum build-out potential of the MUD.
Table 3.8 MUD Area: 10-Year Growth
Service Units Total Unit Cost Total (Cost for MUD)
Operations: Expenses
Staff 1.2 3 $48,000/yr $144,000
Overheads 21.5% of total Operation Budget $54,135
Civil Process 49.2 133 $6.50/paper $865
(papers)
Incarceration 2.2 6 $45/day (included in
(inmates) operations)
Total Operations 365 986 $202 $199,000
calls
Code Enforcement 0.61 2 $830/call $1,660
calls
Animal Control 9.2 25 $62.00/call $1,550
calls
Total Cost $202,210/yr
Source: Weld County Local Emergency Operation Plan(Draft) 8/22/95
Assumptions:
• Projected population after 10 years is 2700 people
• There will be no capital improvements needed at the 10-year growth horizon, assuming that
the proposed Weld County Jail is constructed as planned and approved.
Mixed Use Development Plan Page 96
Table 3.9 Total Build-out of MUD Area
Service Units/ Total Unit Cost Total Cost for MUD Area
1000 Units
Operations: Expenses Capital Improv.
Staff 1.2 30 $48,000/yr $1,440,000 $300,000 (admin. bldg.)
Overheads 21.5% of Total Operations Budget $396,298
Civil Process 49.2 1,230 $6.50/paper $7,995
(papers)
Incarceration 2.2 55 $45/day (included in $1,072,500
(inmates) operations) (jail building)
Total Operations 365 9,125 $202 $1,843,250
calls
Code Enforcement 0.61 16 $830/call $12,657.50
calls
Animal Control 9.2 230 $62.00/call $14,260
calls
Total Cost $3,326,583/yr $1,372,500
Source: Weld County Local Emergency Operation Plan(Draft) 8/22/95
Assumptions:
• The maximum population potential for the MUD area at build-out is 25-30 thousand people.
The calculations listed above are based on 25 thousand people, and costs are calculated using
present day costs. This is simply a model to be used in a comparison between projected costs
and potential revenues.
• Capital improvement costs include jail expansion and a new satellite office facility. Costs for
office facilities are calculated by multiplying the required staff x 200 square feet per person
x $100 per square foot. The Weld County Local Emergency Operation Plan indicates a desire
to house approximately half of the required personnel for the MUD area in close proximity,
while remaining staff will be housed in the Greeley facility.
• Jail expansion capital costs are calculated by multiplying the total number of inmates by
$19,500 per bed.
As a means of estimating the impact on development if costs for law enforcement facilities were
to be totally funded by new development, an estimate of law enforcement costs was prepared for
various types of development (Table 4.7). Costs were estimated based upon average population
figures for each type of use. The total law enforcement costs are then divided by the total esti-
mated population of the planning area to derive a per-capita cost.
Based upon a projected total population for the study area of 115,000 persons, the preliminary
cost per person is $26. Costs per dwelling unit or square foot of retail, office, or industrial uses
Mixed Use Development Plan Page 97
are based upon their estimated population times the cost per person. These costs are shown in
Table 3.10.
Table 3.10 Law Enforcement Capital Costs Estimates
Land Use Population Cost per Unit
Residential 2.6 per dwelling $31 per dwelling
Retail Commercial 7.5 per 1,000 s.f. $90 per 1,000 s.f.
Employment 5 per 1,000 s.f $60 per 1,000 s.f.
Source: Balloffet and Associates,Inc.
3.4.6.4 Fire Protection
Capital improvements will be required sometime after the 10-year horizon to provide at least
one additional fire station. This will depend on where development occurs and the resulting
response times. General projections of traffic patterns and volumes, along with land use
density considerations, should serve as a basis for the location of future fire station facilities.
3.4.6.5 Transportation
Street improvements comprise the largest category of funds to serve the MUD area. Weld
County's general fund revenue sources will be inadequate to cover the infrastructure costs
associated with roads required to meet the needs of new development.
As a part of this planning effort, the costs to meet the needs of the MUD area at build-out
were estimated at $50 to $80 million dollars. The low end of this range is based on the use of
rural street sections for collectors and four-lane undivided arterials without curb, landscaping,
or street lighting. The higher end of the cost estimate assumes that all streets have curbs,
landscaping, and street lights.
These costs were based on applying a unit cost to construct one linear foot of a given roadway
type times the total length of roadways required to construct the entire I-25 MUD transportation
network. These costs also include signals and bridges. A low and high estimate by facility type
is presented in Table 3.11. The I-25/SH 119 interchange improvements currently funded by
CDOT and the I-25 widening improvements from SH 7 to SH 66 are not included. It should be
noted that SH 119 and SH 66 within the MUD area have been separated from non-CDOT
facilities.
Because streets comprise the largest costs of infrastructure improvements, a critical issue becomes
how to fund these improvements. Some jurisdictions have required developers to construct their
half section of roadway at the time of development. The problems that have arisen from this
approach are that 1) capacity improvement from new growth traffic is often required at locations
Mixed Use Development Plan Page 98
where developments have not yet occurred nor are they planned for development in the immediate
future, and 2) costs for signals, bridges, and segments of roadways not adjacent to future
developments (i.e. adjacent to floodplains, government lands, or existing development) are not
funded and either become a burden to the local jurisdiction or are not constructed.
One approach to funding the future circulation in a timely manner is to have two funding
programs. The first program(direct costs)would require developers to build 2 lanes of pavement,
curb, gutter, sidewalk, streetlights, and landscaping for adjacent 2, 4 and 6-lane roads as
designated in the MUD area plan standards. The second program (indirect costs),would be to
adopt impact fees to finance the interior lanes of four and six-lane highways, medians, signals,
major bridge and drainage improvements, and segments of roadways adjacent to non-developable
lands that would be attributable to new growth. The resulting preliminary low and high cost
estimates for direct and indirect costs per funding category for the MUD area are based on
separation of linear cost. The results are presented in Table 3.11.
Table 3.11 Preliminary Cost Estimates for Transportation Network
Facility Low Cost Estimate High Cost Estimate
(millions) (millions)
SH 119 Widening $8.1 $9.4
SH 66 Reconstruction& Widening $3.7 $4.5
4 Lane Divided -Other $8.8 $10.9
4 Lane Undivided -Other $21.5 $28.7
2 Lane Collector $8.2 $27.5
Totals $50.3 $81.0
Funding Category
Direct Costs - Adjacent Development Cost $30 $56
Indirect Costs - New Growth Required $20 $25
Source: Balloffet and Associates, Inc. 1996
As a means of estimating the "indirect cost" of roadways attributable to new development growth,
road costs were estimated based on the number of daily vehicle trips generated. Based on a
projected 275,000 additional daily trips for the study area, the estimated indirect cost per trip for
the low and high estimate of $20-$25 million would be between $73 and $90 per daily trip
generated. The "indirect cost" per dwelling unit and square foot of retail, office or industrial uses
are based on their daily trip generation rates times the estimated cost per trip. These costs
areshown in Table 3.12.
Mixed Use Development Plan Page 99
Table 3.12 Indirect Street Costs
Land Use Daily Trips Low Cost Per Unit High Cost Per Unit
Per Unit $20 Million $25 Million
Low Density Residential 9.6 per DU $700 per DU $865 per DU
Medium Density Residential 6.5 per DU $475 per DU $585 per DU
High Density Residential 5.9 per DU $430 per DU $530 per DU
Commercial Retail 39 per 1,000 SF $2.85 per SF $3.50 per SF
Office 9.5 per 1,000 SF $ .70 per SF $0.85 per SF
Industrial 3.3 per 1,000 SF $ .24 per SF $0.30 per SF
Source: Balloffet and Associates, Inc. 1996
DU = Dwelling Unit
SF = Square Foot
It should be noted that because of the high daily trip generation rates for retail, the
correspondingly high indirect unit costs, and the concern that retail development may not locate
within a given area if higher fees are imposed, some jurisdictions have elected to subsidize the
commercial retail indirect costs. Sales tax from the commercial retail uses could provide a
revenue stream into the community to pay for the improvements.
3.4.6.6 Parks, Trails, and Limiting Site Factors
Development and maintenance of the parks, trails and sites with limiting factors must be
considered to comprehensively assess the cost of development in the MUD area. Table 3.13 is
a summary of the anticipated costs associated with the parkland required for a maximum build-out
population of 30,000. Many of the sites with limiting factors and trails corridors could cost little
or nothing because they may be dedicated as part of a common open space requirement, or public
access achieved through purchase of easements or other means. Floodplain property also is
typically less expensive to purchase because its development potential is greatly restricted.
Parkland may also be dedicated; however, historically this has resulted in less than desirable park
sites or properties that are too small. Instead, most communities have opted for an impact fee
system that gives them more flexibility in selecting appropriate park sites.
Mixed Use Development Plan Page 100
Table 3.13 Parks, Trails and Sites with Limiting Factors Anticipated Costs
Acquisition and Construction Costs
Parks
Neighborhood Parks
(Acquisition and construction of 60 acres at $70,000 per acre)
$ 4,200,000
Community Parks
(Acquisition and construction of 120 acres at $100,000 per acre)
$12,000,000
Trails
(25 miles of construction only at $150,000 per mile)
$ 3,750,000
Limiting Site Factors
(Canals, ditches and 1/2 of floodplains dedicated with developments. All of sites with
limiting factors around Foster Res. and Union Res. purchased. Total approximately 2,100
acres purchased at avg. $2,800 per acre)
$ 6,300,000
Total Acquisition and Construction Costs $24,450,000
Annual Operations and Maintenance Costs
Parks
180 acres developed parkland at $3,500 per acre $ 630,000
Trails
25 miles at $8,000 / mile $ 200,E
Limiting Site Factors
4,500 acres at $25 per acre $ 112,500
Total Annual Operations and Maintenance Costs $ 992,500
Source: EDAW Inc., 1996
Costs are approximate and are based on historical costs experienced by the Cities of Fort Collins
and Greeley and Larimer County in 1994 and 1995.
Mixed Use Development Plan Page 101
Section 4. Appendix
4.1 Plant Materials
The following is a partial list of plant materials that are native or adapted to Colorado's Front
Range in the MUD area. This is not an all inclusive list and is intended only to act as a general
resource. New plant materials are being made available on a commercial basis and local
nurseryment are a valuable resource when trying to determine the appropriateness and adaptability
of plant materials to a particular location.
Table 4.1 Listing of Plant Materials
Conunon Name Botanical Name
Evle►gree l T�
Douglas Fir Pseudotsurga menziesi
Eastern Red Cedar Juniperus virginiana
White Fir Abies Concolor
Rocky Mountain Juniper Juniperus scopulorum
Oneseed Juniper Juniperus monosperma
Austrian Pine Pinus nigra
Ponderosa Pine Pinus ponderosa
Bristlecone Pine Pinus aristada
Pinyon Pine Pinus cembroydes edulis
Colorado Spruce Picea Pungens
Ornamental Trees
Hawthorn varieties Crataegus var.
Flowering Crabapple Malus var.
Native Plum Prunus Americana
Chokecherry Prunus virginiana
Golden Raintree Koelreuteria paniculata
Callery Pear Pyrus calleryana
Newport Plum Prunus Americana 'Newport'
Grabel Oak Qurecus gambelli
Mixed Use Development Plan Page 102
Common Name Botanical Name
Green Ash Fraxinus pennsylvanica lanceolata
Autumn Purple Ash Fraxinus Americana
Western Catalpa Catalpa speciousa
Hackberry Celitus occidentalis
Honey locust Gleditsia tricanthos inermus
Bur Oak Quercus macrocarpa
Horse chestnut Aesculus hippocastanum
Kentucky Coffetree Gymnocladus diocius
Shrubs
Barberry var. Berberis var.
Common Buckthorn Rhamnus cathartica
Buffalo berry Sheperdia canadensis
Siberian Peashrub Caragana arborensis
Blue Mist Spirea Caryopteris clandonensis
Cistena Cherry Prunus cistena
Sand Cherry Prunus besseyi
Potentilla Potentilla fruiticosa var.
Hancock Coralberry Symphoricarpos orbiculantus 'Hancock'
Carnelian Cherry Corms mas
Cottoneaster var. Cottoneaster var.
Alpine Current Ribies alpinum
Red Osier Dogwood Comus stolonifera
Euonymus var. Euonymus var.
Forsythia var. Forsythia var.
Oregon Grape Mahonia aquifolium
Honeysuckle var. Lonicera var.
Juniper var. Juniperus var.
Lilacc var. Syringa var.
Mixed Use Development Plan Page 103
Common Name Botanical Name
Shr bs
Mountain Mahogany Cerocarpus ledifolius
Ninebark Psycocarpus monogynus
Privet var. Ligustrum var.
Rabbitbrush Chrysathamnus nauseousus
Austrian Copper Rose Roas foetida bicolor
Rugosa Rose var. Rosa rugosa
Sage var. Artemisia var.
Serviceberry Amalanchier alnifolia
Spirea var. Rhus var.
Sumac var. Rhus var.
Vibrunum var. Vibrunum var.
Blue Stem Willow Salix irrorata
Mixed Use Development Plan Page 104
RE: ORDINANCE NO. 191
BE IT FURTHER ORDAINED by the Board if any section, subsection, paragraph,
sentence, clause, or phrase of this Ordinance is for any reason held or decided to be
unconstitutional, such decision shall not affect the validity of the remaining portions hereof. The
Board of County Commissioners hereby declares that it would have enacted this Ordinance in
each and every section, subsection, paragraph, sentence, clause, and phrase thereof
irrespective of the fact that any one or more sections, subsections, paragraphs, sentences,
clauses, or phrases might be declared to be unconstitutional or invalid.
First Reading: December 2, 1996
Publication: December 5, 1996
Second Reading: January 6, 1997
Publication: January 9, 1997
Final Reading: January 29, 1997
Publication: February 6, 1997
Effective: February 11, 1997
NOTICE
PURSUANT to the Weld County Home Rule Charter, Ordinance Number 191 published
above, was introduced and, on motion duly made and seconded, approved upon first
reading on December 2, 1996.
A public hearing and second reading is scheduled to be held in the Chambers of
the Board, First Floor Hearing Room, 915 10th Street, Greeley, Colorado 80631,
on the 6th day of January, 1996. All persons in any manner interested in the
reading of said Ordinance are requested to attend and may be heard.
Please contact the Clerk to the Board's office at phone (970) 356-4000,
Extension 4226, or fax (970) 352-0242 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.
BE IT ALSO KNOWN that any backup material or information presented to the
Board of County Commissioners concerning this matter may be examined in the
office of the Clerk to the Board of County Commissioners, located in the Weld
County Centennial Center, Third Floor, 915 10th Street, Greeley, Colorado.
962431
ORD191
RE: ORDINANCE NO. 191
ORDINANCE NO. 191
ORDINANCE TITLE: IN THE MATTER OF ADOPTING THE MIXED
USE DEVELOPMENT PLAN
DATE OF NEXT READING: January 6, 1996
TIME: 9:00 a.m.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
BY: DONALD D. WARDEN,
CLERK TO THE BOARD
BY: Carol A. Harding
DEPUTY CLERK TO THE BOARD
DATED: December 2, 1996
PUBLISHED: December 5, 1996, in the South Weld Sun
962431
ORD191
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