HomeMy WebLinkAbout991887.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Idaho Creek/Western Dairymen Case Number Z-524
Submitted or Prepared
Prior to At Hearing
Hearing
1 Planning Commission Resolution
2 Staff Comments X
3 Original staff recommendation X
4 Department of Planning Services field check form X
5 Letter to Applicant X
6 Legal Notifications X
7 Sketch Plan review comments X
8 Application X
9 Referral Letter X
10 Referral List X
11 Town of Frederick referral X
12 Left Hand Water District referral response X
13 Unknown referral response X
14 School District RE-1J referral response X
15 Longmont Soil Conservation District referral response X
16 City of Longmont referral response X
17 Weld County Building Inspection referral response X
18 Mountain View Fire Protection District referral response X
19 Colorado Department of Transportation referral response X
20 Army Corps of Engineers referral response X
21 Weld County Health Department referral response X
22 Weld County Public Works referral response X
23 Surrounding Property Owners X
24 left hand letter of 6-15-99 X
23 Items submitted at planning commission
g EXHIBIT
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991887 te
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I hereby certify that the 23 items identified herein were submitted to the Department of Planning Services at
or prior to the scheduled Planning Commission hearing. I further certify that these items were forwarded to
the Clerk to the Board's office.
Stekl—aj‘”
Ben Patton + Planner
STATE OF COLORADO )
COUNTY OF WELD )SUBSCRIBED and SWORN TO BEFORE ME THIS _QtLday of cants._ 19 qq.
SEAL
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NOTARY PUBLIC 19
MY COMMISSION EXPIRES -03 -a'OOa
CHANGE OF ZONE
'oakADMINISTRATIVE RECOMMENDATION
COLORADO
CASE NUMBER: Z-524
PLANNER: Ben Patton
APPLICANT: Idaho Creek/Western Dairymen Cooperative, Inc.
ADDRESS: 12450 North Washington St.
Thornton, CO
80241
REQUEST: Change of Zone from Agricultural to PUD for 353 lots with Residential zone uses
LEGAL DESCRIPTION: Pt. Northeast 1/4 of Section 10, Township 2 North, Range 68 West
of the 6th P.M., Weld County, Colorado.
LOCATION: East and West of and adjacent to WCR 7.5 & approximately 1/8 mile south of SH
119
ACRES: 100 PARCEL#: 1313 10 000063
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1. The submitted materials are in compliance with Section 6.4.3 of the Weld County Planned
Unit Development Ordinance #197 as follows:
A. Section 6.4.3.1.1 That the proposal is consistent with the Comprehensive Plan,
MUD Ordinance if applicable, any Intergovernmental Agreement in effect influencing
the PUD, and the Weld County Zoning and Subdivision Ordinance. UGB. Goal 2
states, "Concentrate urban development in or adjacent to existing municipalities or
the 1-25 Mixed Use Development area and maintain urban growth boundary areas
that provide an official designation between future urban and non-urban uses." The
proposed subdivision is located within the 1-25 MUD area.
B. Section 6.4.3.1.2 That the USES which would be allowed in the proposed PUD will
conform with the Performance Standards of the PUD Zone District contained in
Section 2 of this Ordinance. Department of Planning Services' staff has determined
that the submitted application does comply with the 20 standards described in
Section 2.
C. Section 6.4.3.1.4 That the PUD Zone District shall be serviced by an adequate
water supply and sewage disposal system in compliance with the Performance
Standards in Section 2 of this Ordinance. The Left Hand Water District will provide
public water to the site and the St. Vrain Sanitation District will provide public sewer
service.
D. Section 6.4.3.1.6 In the event the STREET or highway facilities are not . .,1. . ._
the applicant shall supply information which demonstrates the willin. ess '-'
1
Service,Teamwork, Integrity,Quality
financial capacity to upgrade the street or highway facilities in conformance with the
Transportation Section of the COMPREHENSIVE PLAN, Subdivision Ordinance,
and the MUD Ordinance, if applicable. This shall be shown by submitting, with the
PUD district application, a separate proposal for on-site and off-site improvement
agreements. This proposal shall describe, in detail, the type of on-site improvements
in compliance with Section 12 of the Subdivision Ordinance and off-site road
improvements in compliance with Section 13 of the Subdivision Ordinance, to
determine if the requirement for STREET or highway facilities providing access to
the property has been satisfied. The method of guarantee shall conform with Weld
County's policy regarding Collateral for Improvements. Weld County Road 7.5,
delineated on the MUD Structural Transportation Map 2.2 as a four-lane arterial with
a raised median, will provide access to the site. Improvements to the existing
access will be required, and shall be ensured through the Improvements Agreement.
E. Section 6.4.3.1.7 That there has been compliance with the applicable requirements
contained in the Zoning Ordinance regarding overlay districts, commercial mineral
deposits, and soil conditions on the subject site. A portion of the subject site does
lie within the designated flood plain. Provision for appropriate permitting within this
area has been made through the conditions of approval.
F. Section 6.4.3.1.8 Consistency exists between the proposed zone district, USES and
the Specific or Conceptual Development Guide. The submitted Development Guide
does accurately reflect the performance standards and allowed uses described in
the proposed zone district.
This recommendation for approval is based, in part, upon a review of the application materials
submitted by the applicant, other relevant information regarding the request, and responses from
referral entities. If the Weld County Planning Commission recommends approval of this application
the following conditions shall apply. "ti
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1. The change of zone plat map shall be submitted to the Department of Planning Services for
recording within 30 days of approval by the Board of County Commissioners.
2. Prior to recording the Change of Zone plat:
A. The applicant shall submit evidence to the Dept. of Planning Services from Left
Hand Water District which indicates that an agreement has been reached and that
water is currently available. (Dept. of Planning Services)
B. In accordance with Section 9.3.2.5, the applicant shall submit an expanded
description of the proposed "outdoor classroom", as specified in the sketch plan
application materials. This document shall clarify the issue of ownership and
maintenance of all proposed open space. (Dept. Of Planning Services)
C. The landscape map shall be amended to provide a typical cross section which
delineates the dimensions and type of trail material in accordance with Section
Service,Teamwork, Integrity,Quality 2
9.3.2.5. of the PUD Ordinance. (Dept. of Planning Services)
D. The applicant shall submit evidence to the Department of Planning Services
verifying that the American Medical Response of Colorado has the capability and
willingness to adequately serve the proposed development. (Dept. of Planning
Services)
E. The applicant shall submit a Planning Area Profile in accordance with MUD. Policy
6.22. The profile should contain public facilities and services data, socioeconomic
data, natural environmental resources, and visual and cultural resources. The
purpose of this information would be to provide the user the existing conditions,
opportunities, and constraints within the 1-25 Mixed Use Development area. (Dept.
of Planning Services)
F. The applicant shall contact the Weld County Long Range Planner to investigate
potential for connection of the recreational trail to planned regional trails in the area
in accordance with MUD. TGoal 2 which states, "Promote a pedestrian trail system
to service transportation and recreation purposes within the MUD area." (Dept. of
Planning Services)
G. The applicant shall submit a copy of the approved agreement between School
District RE-1J and the applicant regarding the proposed school site. If the school
district does not accept the proposed school site for dedication the applicant shall
submit evidence from the school district that another form of exaction is acceptable.
(Dept. of Planning Services)
H. The applicant shall include in the draft Improvements Agreement provision for a
pedestrian crossing mechanism from the entrance to the pedestrian lots on the east
side of WCR 7.5 to the open space on the west. The proposed crossing device shall
be submitted to the Weld County Planning Department for review and approval.
(Dept. of Planning Services)
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K. The Change of Zone plat shall meet all requirements of Section 9.2 of the PUD
Ordinance #197 and shall be amended to include the following:
1) The plat shall delineate the "outdoor classroom" as specified in the sketch
Service,Teamwork, Integrity,Quality 3
plan application materials. (Dept. of Planning Services)
2) The plat shall delineate right-of-way, parking, curb, gutter and sidewalks on
the interior road as specified in the Weld County Public Works referral dated
February 16, 1999. (Public Works)
3) The typical road cross section shall be amended to conform to Figure 2.10
of the Mixed Use Development design standards. (Public Works)
4) The name of the street, which shall not conflict with any other street within
the particular U.S. Postal area. Evidence of Postal Service approval shall be
submitted to the Department of Planning Services. (Dept. of Planning
Services)
5) If an agreement between the school district and the applicant cannot be
obtained regarding the proposed school site, or if the applicant chooses not
to propose a school site, the area currently identified as "Elementary School
with Playground and Park" shall be replaced with other open space
amenities, as described in Sections 2.5 of the PUD Ordinance and 2.3 of the
MUD Ordinance. (Dept. of Planning Services)
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L. The following notes shall be delineated on the Change of Zone plat:
1) The PUD shall consist of 353 lots approved for Residential zone district uses
and common open space. The Change of Zone allows for Residential uses
which shall comply with the Residential Zone District requirements as set
forth in Section 32 of the Weld County Zoning Ordinance. The common
open space shall be owned and maintained in accordance with Section 6.3.5
of the Planned Unit Development Ordinance (Ordinance 197). (Dept. of
Planning Services)
2) Water service shall be provided by Left Hand Water District. (Health Dept.)
3) Sewage disposal service shall be provided by St. Vrain Sanitation District.
(Health Dept.)
4) In the event that five (5) or more acres are disturbed during the construction
of the site, the applicant shall obtain a stormwater discharge permit from the
Water Quality Control Division of the Colorado Department of Public Health
and the Environment. Silt fences shall be maintained on the downgradient
portion of the site during all parts of the construction phase of the project.
(Health Dept.)
Service,Teamwork, Integrity,Quality 4
5) During development of the site, all land disturbance shall be conducted so
that nuisance conditions are not created. If dust emissions create nuisance
conditions, at the request of the Weld County Health Department, a fugitive
dust control plan must be submitted. (Health Dept.)
6) In accordance with the Regulations of the Colorado Air Quality Control
Commission any development that disturbs more than five (5) acres of land
must incorporate all available and practical methods which are
technologically feasible and economically reasonable in order to minimize
dust emissions. (Health Dept.)
7) If land development creates more than a 25 acre contiguous disturbance, or
exceeds six (6) months in duration, the responsible party shall prepare a
fugitive dust control plan, submit an air pollution emissions notice, and apply
for a permit from the Colorado Department of Public Health and
Environment. (Health Dept.)
8) The site shall adhere to and maintain compliance with the Flood Hazard
Overlay District requirements as specified in Sections 26 and 53 of the Weld
County Zoning Ordinance. (Dept. of Planning Services)
9) The current Right to Farm Covenant from the Weld County Comprehensive
Plan. (Dept. of Planning Services)
10) All development shall adhere to the requirements of the Mountain View Fire
Protection District. (Mountain View Fire Protection District)
11) Any signage located on the property shall require building permits and
adhere to Section 6.3.6.3 of the Weld County PUD Ordinance when
applicable. (Dept. of Planning Services)
12) Prior to the release of any building permits, foundations shall be engineered
at each separate building site. (Weld County Building Inspection)
13) The site shall maintain compliance at all times with the requirements of the
Weld County Public Works Department, Weld County Health Department,
and the Weld County Department of Planning Services.
14) Installation of utilities shall comply with Section 12 of the Weld County
Subdivision Ordinance. (Dept. of Planning Services)
15) The applicant shall comply with Section 8.7 of the Weld County Planned Unit
Development Ordinance (Ordinance 197) as follows: Failure to submit a
Planned Unit Development Final Plan - If a PUD Final Plan application is not
submitted within two (2) years of the date of the approval of the PUD Zone
District, the Board of County Commissioners shall require the landowner to
appear before it and present evidence substantiating that the PUD project
has not been abandoned and that the applicant possesses the willingness
and ability to continue with the submittal of the PUD Final Plan. The Board
Service,Teamwork, Integrity,Quality
may extend the date for the submittal of the PUD Final Plan application and
shall annually require the applicant to demonstrate that the PUD has not
been abandoned. If the Board determines that conditions or statements
made supporting the original approval of the PUD Zone District have
changed or that the landowner cannot implement the PUD Final Plan, the
Board of County Commissioners may, at a public hearing revoke the PUD
Zone District and order the recorded PUD Zone District reverted to the
original Zone District. (Dept. of Planning Services)
3. The Final Plan application shall adhere to Section 7.3 of the Weld County PUD Ordinance
#197, and shall specifically address the following as well:
A. The Final Plan application shall include a Road Improvements agreement for off-site
improvements with Weld County which includes the future expansion of WCR 7.5.
The applicant will be responsible for future expansion to match half the four lane
arterial with raised median at the time that WCR 7.5 is expanded to a four-lane
roadway, as well as any necessary improvements to the intersection of WCR 7.5 and
SH 119.
B. The Final Plan application shall include Improvements Agreements in accordance
with Sections 12 and 13 of the Weld County Subdivision Ordinance. The
agreements shall include streets, curb, gutter, sidewalk, emergency access, trail,
landscaping of the common open space and any other appropriate construction
elements. The Improvements Agreement shall further demonstrate compliance with
all recommendations of the Weld County Public Works Department, as described
in a letter from the Weld County Transportation Consultant dated April 9, 1999, and
in a letter from the Weld County Public Works Department dated, April 28, 1999.
C. The Final Plan application shall include evidence that the conditions of St. Vrain
Sanitation District have been addressed and that taps are available.
D. The Final Plan application shall include evidence that the conditions of the Left Hand
Water District have been addressed and that taps are available.
E. The Final Plan application shall include evidence that the conditions of St. Vrain
Valley School District RE-1J have been addressed.
F. The Final Plan application shall specify the Homeowner's Association's method of
trail maintenance.
G. The draft covenants shall include the Right to Farm covenant contained in the Weld
County Comprehensive Plan.
H. The draft covenants and homeowner's association shall address open space
maintenance and landscaping in accordance with Section 6.3.3.2.
4. Prior to recording the Final Plat:
A. The applicant shall obtain a new access permit from the office of the Colorado
Department of Transportation. Evidence of CDOT approval shall be forwarded to
Service,Teamwork, Integrity,Quality
the Department of Planning Services.
5. Prior to the release of any building permits:
A. The applicant shall supply designated street signs and stop signs, as required by
Weld County Public Works, at the appropriate location adjacent to Weld County
Road 7. (Weld County Public Works)
Service,Teamwork, Integrity,Quality
1
a
DEPARTMENT OF PLANNING SERVICES
Weld County Administrative Offices
1400 N. 17th Avenue, Greeley, CO 80631
' Phone(970) 353-6100, Ext. 3540
Wl i D C
Fax(970) 352-6312
COLORADO
Clay Carlson
12460 1st Street
Eastlake, Colorado 80241
Dear Mr. Carlson
RE: S-460, Sketch Plan for an Agricultural/Residential PUD for Idaho Creek/Western
Dairyman
LEGAL: W2 of the NE4 and E2 of the NW4 Section 10, T2N, R68 W of the 6th P.M.
WATER: Applying for public water
NUMBER OF LOTS: 400
Copies of the following referral agency comments are enclosed:
Weld County Building Inspections, 5 -12-98
Weld County Environmental Health,5 -21-98
Weld County Public Works-15-98
Weld County Sheriff's Office-18-98
Mt. View Fire Protection District, 5-21-98
St Vrain Rural Impact District, 5-16-98
Longmont Soils District, 5-23-98
Colorado Department of Transportation, 5-29-98
Department of the Army, 5,20,98
Town of Frederick, 5-22-98
St. Vrain School District, 5-27-98
Colorado Geological Survey, 6-8-98
Town of Firestone, 6-8-98
Service,Teamwork, Integrity,Quality
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SUMMARY
The PUD Sketch Plan proposes 400 residential lots on 100 acres. The average lot size
for the residential lots would be 3,000 sq. ft. This is more compatible with the intent and
uses allowed in the R4 zone district as set forth in Section 32.7 of the Weld County
Zoning Ordinance, as amended. The 51.53 acre agricultural out-lot planned would be
a non-buildable lot, and would retain its A (Agricultural) zoning and be regulated by
Section 31 of the Weld County Zoning Ordinance, as amended, however the existing
USR on the site shall be amended to show a change of use to the site. The applicants
are charged with ensuring access from the residential site of the Pud to the open space
area.
Each of the two components (residential and open space) of the PUD proposal would
be bound to adhere to the respective zone district requirements, including setback,
offset, lot size, number of animal units, building height and square footage and any
other applicable standards. This may cause problems due to small lot sizes. This
issue should be investigated further.
Staff has reviewed the density issues within the proposed PUD and finds that the
overall densities may be similar with the surrounding areas, however the lot sizes do
propose future problems, for example setbacks, building placement and possible
location of the garages. This application is unique in that the applicant is suggesting
fee ownership of these parcels. It has been the experience of DPS that parcels this
size are very difficult to locate structures within. The Department has a great of
concern in relationship to the proposed parcel sizes. This issue needs to be considered
prior to applying to the Change of Zone, keeping in mind changes to the Sketch Plan
may necessitate the need to re-submit the Sketch Plan.
The Department of Planning Services' staff and referral agencies have reviewed your application
for a sketch on the above described parcel. The proposed use is for a four-hundred lot
residential PUD with one (1) agricultural/open space outlot. Planning staff comments will be
based upon consistency with the Weld County Subdivision, Zoning, Planned Unit Development,
Mixed Use Development Ordinances and the Weld County Comprehensive Plan.
COMPREHENSIVE PLAN:
A.Goal 7 encourages the protection of agricultural land from encroachment by those
urban or residential uses which hinder the operational efficiency and productivity of the
agricultural uses. Weld County operates under a Right to Farm Covenant, as stated in
A.Policy 7. It is the responsibility of residents moving into the area to understand and
research the area into which they are considering moving. Activities, sights, sounds
and smells of agricultural operations are common in this area. Occupants of this PUD
would need to recognize that these agricultural uses shall not be considered nuisances
so long as they are operated in conformance with the law in a non-negligent manner.
Future applications shall address proposed mitigation of conflicts between the proposed
development and the neighboring agricultural practices, especially in relationship to the
existing irrigation ditch.
Service,Teamwork, Integrity, Quality
3
PUD.Policy 4.2 states that a planned development which includes a residential use
should provide common open space free of buildings, streets, driveways or parking
areas. 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 for the use and enjoyment of owners or occupants of land adjoining or
neighboring such an area. Open space restrictions are permanent, not for a period of
years. A homeowners association shall be established before any residences are sold,
and membership in the association is mandatory for each residential owner. The
homeowners association is responsible for liability insurance, taxes and maintenance of
open space, street(s), private utilities and other facilities.
The common open space shall be designed and located to be easily accessible to all
residents and usable for open space and recreation. As stated in this review the open
space out lot functions as a separate parcel. This parcel is entirely in the 100 year
flood plain, and any development on this site will require a flood hazard development
permit prior to construction. In future applications, a detailed description of the
proposed use and ownership of this parcel will need to be addressed and a redesign of
the open space should be considered to exclude all residential activities from the 100
year flood plain. Additionally, the application materials contradict themselves in Section
XII by stating that no homes shall be built in the current flood plain.
The Health Department reviewed this information and requests additional information
concerning section 4.2.5.14
PUD.Goal 2 requires adequate facilities and services to assure the health, safety, and
general welfare of the present and future residents of Weld County. The St Vrain Valley
School District did comment on this application and has provided the developer with the
existing in lieu school fee schedule. The Weld County Sheriffs Office commented on
this review with concerns regarding transportation congestion in the area, particularly on
State Hwy. 119.
SUBDIVISION ORDINANCE
Section 10.2 of the Weld County Subdivision Ordinance, as amended, dictates
street standards for PUD's and subdivisions. T.Policy 4.3 states that all road, street,
and highway facilities should be developed, constructed, and paved in accordance with
adopted county standards. Local residential streets are required to have a minimum 60
foot right-of-way width, which includes 12-foot driving lanes, eight feet of parking area,
attached or detached curb and gutter section. These cross sections must been the
requirements of the MUD. All cul-de-sac radiuses must be a minimum of 65 feet and
maximum block length between intersecting streets is 1,500 feet.
The Colorado Department of Transportation reviewed this request and requires
additional information concerning this application. The Department of transportation
expressed the need the bring WCR 7.5 into conformance.
Service,Teamwork, Integrity,Quality
4
Section 10.6 of the Weld County Subdivision Ordinance, as amended, dictates
utility easement standards for county subdivisions and PUD's. These standards are
strictly enforced by the Weld County Utility Advisory Committee, requiring a minimum
total width of 20 feet apportioned equally on abutting properties within the development
and a minimum of 15 feet allocated along front lot lines and any other perimeter areas.
Future submittals must include the delineation of utility easements on each lot as
required by the Design Standards.
The function of the irrigation ditch shall not be impaired in the development of a PUD or
subdivision. It was difficult to determine the exact irrigation source provided to the site
at this time, however this information will be addressed at the change of zone should
the applicant wish to proceed.
Section 12 of the Subdivision Ordinance, as amended, lists subdivision
improvements that are the responsibility of the property owner/developer to complete.
The required improvements agreement which is entered into between the
owner/developer and Weld County guarantees construction of all improvements in
accordance with the approved PUD final plan; the agreement is covered in Section 13.
The application materials indicate that the proposed internal street would be privately
maintained. Future submittals must include a completed improvements agreement
addressing road construction, water system, utility extension, landscaping, signage and
any other applicable elements of the PUD.
PUD ORDINANCE
Section 4.4.1.2- The conformance of the uses allowed in the proposed PUD with
the Performance Standards of the PUD Zone District contained in Section 2 of the
PUD Ordinance. Twenty Performance Standards are listed as criteria to be considered
in the review of all PUD applications. The Standards covered here are those that are
applicable to this proposal but not discussed elsewhere in the staff comments.
Section 2.1 discusses Access Standards for the internal
street(s) of a PUD. The Weld County Public Works
Department reviewed this applicant and has several
comments. Because this development proposal will
generate a significant amount of traffic, the applicant will
be required to provide a traffic analysis conducted by a
qualified engineer. The basis for this analysis has been
described in a May 15, 1998 letter from Public Works.
Prior to proceeding with future applications all
transportation concerns should be resolved.
As stated by Public Works, a traffic projection study has
recently been completed in the Mixed Use Development
area. There will be a major increase in traffic far above
the ability of the present roadway system's ability to
Service,Teamwork, Integrity, Quality
5
provide adequate level of service. With the anticipated
widening of I-25 and the development along outer roads,
it would not be possible to widen these systems.
Therefore, in order to provide north-west capacity, a four
lane road , approximately IA miles both east and west of
1-25 will be needed. Additionally, the I-25 Mixed Use
Development Plan Map 2.2 identifies a new section of
WCR 7 '/ as a four-lane arterial , with future ROW of
110 feet to be dedicated with this proposal .
Section 2.3 states that Bulk Requirements (minimum
setback, offset, lot size, height of buildings and lot
coverage) in the PUD zone district may be varied from
the requirements of a specific zone district. The
applicants has indicated a deviation from the R1
(Residential) zone districts. The uses are not yet known
in the proposed open space area, and will need to be
addressed at length in future applications.
Section 2.6 Compatibility of uses within the proposed
PUD as well as with surrounding uses needs to be
further documented by the applicant. While this site is
located in an urban corridor, much of the surrounding
land use character in rural in nature. There is an
existing residential subdivision located adjacent to the
site, as well as a non-developed commercial business
park.
Section 2.9 Landscaping Standards .A Landscaping
plan is required for all PUD applications even if the
proposed site is open space. Section 12 of the Weld
County Subdivision Ordinance will explain the
applicant's responsibilities in relation to this provision.
Additionally, the applicants needs to be prepared to
address Section 6.3.3 of the PUD Ordinance should a
Change of Zone be sought.
Section 4.4.1.3 - Compatibility of uses permitted in the proposed PUD with the existing
or future development of the surrounding area as permitted by the existing zoning, and
with the future development as projected by the Comprehensive Plan or master plans of
affected municipalities and Intergovernmental Agreements. The property under
consideration is located within the designated three-mile referral area of the City of
Longmont, Town of Frederick and Firestone. The Town of Frederick made comments
concerning the services needed to support this
Section 4.4.1.4 - Evidence that adequate public water and sewer service will be made
Service,Teamwork, Integrity, Quality
6
available to the site to serve the uses permitted within the proposed PUD, unless an
exception has been granted by the Department of Planning Services in accordance with
the provisions of the PUD Ordinance.
The application states that the St. Vrain Sanitation District is going to meet the sanitary
sewer issues associated with the proposed use. It is unclear if the applicant has
secured the need water taps from Left Hand. Prior to proceeding the applicant will need
to show evidence of water availability and capacity of the water provider.
A request for comment was submitted to the Longmont Soil Conservancy District and
comments regarding the proximity of the proposed site to both the Idaho Creek and the
rural irrigation ditches regarding storm water runoff, water quality and noxious weed
issues were raised. It is the applicants responsibility to address these issues.
The Weld County Building Inspection stated that each building will require an
engineered foundation.
Section 4.4.1.5- The determination that the street or highway facilities providing
access to the property are adequate in functional classification, width, and structural
capacity to meet the traffic requirements of the uses of the proposed PUD Zone District.
The Public Works Department referral has reviewed this request and determined a
traffic analysis is needed to provide further information to this
The applicant will be required to submit an Improvements Agreement Regarding
Collateral for all improvements for the proposed PUD including, but not limited to a
proposed stop sign and culvert. The Public Works Department further. Future PUD
submittals shall demonstrate compliance with Weld County street standards and the
plat amended to show the required additional right-of-way.
Section 4.4.1.6 - Compliance with the applicable requirements contained in the Weld
County Zoning Ordinance regarding overlay districts, commercial mineral deposits, and
soil conditions on the site. The proposed development does not lie within an overlay
district as described in the Weld County Zoning Ordinance.
Section 6.3- Compliance with Environmental criteria. The Weld County Health
Department reviewed this application and found that the application does not appear to
address impacts as described in Section 6.3 and 4.2.5.14 of the PUD Ordinance. The
applicant should be prepared to address these at the change of zone.
Mixed Use Plan
To proceed to the Change of Zone adherence to the MUD plan is necessary. The
intent of this review is not to address all pertinent issues related to the MUD plan, but
rather to provide some direction to the applicant in relation to this application. The
following issues should be considered prior to the change of zone:
Service,Teamwork, Integrity, Quality
7
MUD C Goal 1
MUD C Policy 2.11
MUD C Policy 3.2
MUD C Policy 4.1
MUD P Goal 4
MUD T Goal 1
MUD T Goal 3
2.6.4 Landscaping Requirements along roadway corridors
2.7 Transportation and Circulation Regulations.
As stated in MUD map 2.1 a regional trail along the ditch is required.
Higher residential densities shall be situated within close proximity to designated
neighborhood centers (p. 16)
Development 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 alternations to natural features (p. 18)
The Colorado Geological Survey was not able to provide comment on this case due to
a lack of information. Prior to proceeding with a Change of Zone application this
completed information must be made available to the DPS. Additionally, the City of
Longmont considered this request but comments are not yet available.
If you choose to proceed with the PUD application process, the next step is to submit
the PUD Change of Zone application, unless determined that substantial changes from
the submitted Sketch Plan would warrant the need to submit a new Sketch Plan
application. The PUD Change of Zone procedures are described in Section 5 of the
Weld County PUD Ordinance, Ordinance 197. Your submittal must address all issues
discussed above, as well as the questions and concerns of the referral agencies as
listed previously. The PUD Change of Zone submittal must include a complete
development guide.
Please review the enclosed materials and then call to schedule an appointment so that
I may reserve a sufficient amount of time to meet with you. The purpose of the meeting
will be to familiarize you with the PUD District application procedure and discuss any
problems or concerns identified in this letter. Once again, comments made during the
Sketch Plan phase of the PUD and agency referral responses may not be all inclusive,
as other concerns or issues may arise during the remaining application processes.
Sincerely,
Monica Daniels-Mika, AICP
Director
s460
Service,Teamwork, Integrity,Quality
a DEPARTMENT OF PLANNING SERVICES
PHONE (970) 353-6100, EXT.3540
FAX (970)352-6312
WELD COUNTY ADMINISTRATIVE OFFICES
' 1400 N. 17TH AVENUE
GREELEY, COLORADO 80631
Ci
COLORADO
February 23, 1999
Western Dairymen Cooperative, Inc.
12450 N. Washington Street
Thornton, CO 80241
Subject Z-524 - Request for a Change of Zone from A(Agricultural)to PUD (Residential)for 360 lots in
the MUD, on a parcel of land described as Part of the NW4 NE4 of Section 10, T2N, R68W of the
6th P.M., Weld County, Colorado.
Dear Applicant:
Your application and related materials for the request described above are being processed. I have scheduled
a meeting with the Weld County Planning Commission for April 20, 1999, at 1:30 p.m. This meeting will take
place in Room 101, Commissioner's Hearing Room, Weld County Centennial Center, 915 10th Street,
Greeley, Colorado. It is recommended that you and/or a representative be in attendance to answer any
questions the Planning Commission members may have.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the
property or if the property is located within the comprehensive planning area of a town or municipality.
Therefore, our office has forwarded a copy of the submitted materials to the Firestone, Frederick, and
Longmont Planning Commission for its review and comments. Please call Town of Firestone at 303-833-
3291; Town of Frederick at 303-833-2388; and City of Longmont at 303-651-8330 for further details regarding
the date, time, and place of these meetings. It is recommended that you and/or a representative be in
attendance at the Firestone, Frederick, and Longmont Planning Commission meetings to answer any
questions the Commission members may have with respect to your application.
A representative from the Department of Planning Services will be out to the property a minimum of ten days
prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which
identifies the hearing time, date, and location. In the event the property is not adjacent to a publicly
maintained road right-of-way, one sign will be posted in the most prominent place on the property and a
second sign posted at the point at which the driveway (access drive) intersects a publicly maintained road
right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to the
Weld County Planning Commission. This recommendation will be available twenty-four(24) hours before the
scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services' office
before the Planning Commission hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
pectfull
Ben Patton EXHIBIT
Planner
pc: Clay Carlson
FIELD CHECK inspection date: May 5, 1999
CASE NUMBER: Z-524
APPLICANT: Western Dairymen, Inc.
LEGAL DESCRIPTION: Pt. NW 1/4 of Section 10, Township 2, Range 68
LOCATION: Approx. 1/8 mile south of SH 119; East of and adjacent to WCR
7.5
Zoning Land Use
N PUD N Western Dairymen Commercial PUD
E R-5 E Mobile Home Subdivision
S A(Agricultural) S USR for Gravel Mining/Agricultural Open Space
W A(Agricultural) W USR for Gravel Mining/Agricultural Open Space
COMMENTS: Site is very flat and is currently unoccupied by any man-made features.
Access is gained by WCR 7.5, which also serves the Western Dairymen PUD to the
immediate north of the site. Idaho Creek runs along the west side of the parcel. There
exists no on-site obstacles to the proposed development.
Li
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