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ORDINANCE NO. 147-J
IN THE MATTER OF THE REPEAL AND RE-ENACTMENT OF CERTAIN PORTIONS OF
ORDINANCE NO. 147, WELD COUNTY COMPREHENSIVE PLAN ORDINANCE
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 planning goals and
policies for the unincorporated areas of the County of Weld, and
WHEREAS, the Board of County Commissioners of Weld County, Colorado, has
previously adopted Ordinance No. 147, Weld County Comprehensive Plan, establishing a
comprehensive revision of the planning goals and policies for the unincorporated areas of the
County of Weld and has adopted amendments in Ordinance No. 147-A, through 147-I, and
WHEREAS, the Weld County Planning Commission has recommended revisions to the
Comprehensive Plan, and
WHEREAS, the Board of County Commissioners of Weld County hereby finds and
determines that there is a need for revision to certain portions of the Comprehensive Plan for
the County of Weld, and 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 Weld County Comprehensive Plan be, and hereby
is, amended as follows:
1. Change the word "conceptual" to "structural" throughout section three.
2. Correct the wording of the heading, as appropriate, for each page.
3. Replace 1-25 Mixed Use Development Area Map#2 (page 3-12) with 1-25 Mixed
Use Development Area Comprehensive Plan Map 2, Structural Land Use Map
(page 3-12.1).
4. Add new Table#5, Land Use Plan Distribution, and change existing Table#5,
County Road System, to Table#6.
5. Change the text of pages 3-10 through 3.15.1 to read as follows:
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ORD147J
MIXED USE DEVELOPMENT
PUD.Policy 4.5 Development in the MUD area requires an
All new development should comply with the extensive system of services and facilities in order
Transportation Section of this Plan. Access to to maintain a quality working and living
properties should preserve the existing or environment. It also requires careful
future function of roads and highways consideration of surrounding land uses and
affected by the proposed development. All
development circulation systems should be affected municipal and county comprehensive
designed so that it does not disrupt highway plans in order to promote desirable land uses
travel. Traffic to be generated by the while protecting natural areas and water quality.
proposed development must conform to the
recommendations of the Weld County Public Historically, the lack of an adequate sanitation
Works Department and the Colorado sewer system was a deterrent for development in
Department of Transportation.Dedication and the area because the individual sewer systems
improvement of roads and frontage roads may operating were not available for purposes of
be required as a condition of development. expansion,and they had poor performance records
PUD.Goal 5 according to the Colorado Department of Health.
All new planned unit development should Furthermore, based on soil types and ground
water it is possible that the numerous septic tank
pay its own way. and leach field systems have contributed to the
THE I-25 MIXED-USE DEVELOPMENT ground water degradation and potential pollution
AREA AND URBAN DEVELOPMENT in this area. However,with the intervention of the
NODES St. Vrain Sanitation System, a totally supported
sanitation system now allows a high quantity of
The presence of an interstate and state highway
growth to exist and expand.
system and the external growth pressures from the An Urban Development Node is defined as:
Longmont Metropolitan Area have created an
interest in land speculation, development, and
population growth in the Mixed Use Development 1. A site location of concentrated urban
(MUD) area. Interest in the area has already led development located along or adjacent to the
to the creation of facilities and utilities which intersection of two or more roads in the state
attract development. The infrastructure in the highway system, or;
area exists at varying stages of development, 2. An Urban Development Node is a major
service capacity, and efficiency.
concentration of development that requires
The MUD provides a unique and challenging appropriate infrastructure, well designed and
opportunity for the establishment of an on-going managed road access,and high visibility. The
boundaries of these areas are identified as
planning process in an area which is experiencing
increased growth and development. This district being located within a 1/4-mile radius of two
is intended to be an area which will accommodate
or more roads in the state highway system.
The development standards in these areas are
most of the development which may occur as a based upon the impacts which urban
result of the planned infrastructure and services development will have on the landform,
existing and developing in the area. The area requiring the application of urban use
allows residential, commercial, industrial, and standards which are located in the Weld
institutional uses to occur after they have been County Zoning Ordinance. The Urban
reviewed and approved according to the Planned Development Nodes are delineated on the
Unit Development (PUD) application process. Urban Growth Boundaries Map located in the
The Planned Unit Development process is an back cover of this plan.
approach which promotes freedom, flexibility,
and creativity. The increased flexibility allows MUD Structural Land Use Plan
the landowner to work with site constraints and
land-use compatibility problems with abutting The MUD Structural Land Use Plan is intended to
properties. provide a foundation to enable the County and its
3-10
MIXED USE DEVELOPMENT
citizens to make appropriate decisions regarding appropriate land use classifications, and the
future development. Conservation of natural transportation needs of the region. The Structural
resources, development of quality communities, Land Use Plan presents the opportunity to
provision for regional services and employment intermix land use with established zoning
opportunities,and maintaining fiscal integrity are standards in order to minimize the externalities of
the key factors driving this plan. This will ensure the uses. The principles of this Plan are as
follows:
that development is planned in advance, rather
than left to chance. The land uses delineated in Land Use Principles
the Structural Land Use Map #2 promote
appropriate levels of facilities and services for the A. Employment Center Development. The
entire MUD area. Structural Land Use Plan provides a unique
opportunity to create a major center of new
It is important to remember that it is the employment in the area. The creation of the
coherence of community structure and the quality employment center is located and oriented
of the built and natural environment that will toward the network of regional and national
roadways serving the area. This center needs
determine whether growth in the MUD area will to be carefully planned to ensure that it will
represent a positive act of building a community take advantage of the many attributes and
or the loss of identity and diminished character of opportunities in the area, without detracting
the region. The proposed Structural Land Use from the overall image and vital linkages
Plan is intended to be a blueprint for the region's throughout the MUD.
future.
B. Interconnection of Community. Liveable
The Structural Land Use Plan shows a proposed neighborhoods are critical factors in the
configuration for land uses and street systems, as future quality of life in the area.
well as suggested sites for community facilities. Interconnectivity of community nodes and
The Plan represents maximum "build-out"of the activity centers will aid in the viability of the
region which, depending on the rate of growth in area. Alternative means of transportation and
the area, may take 25-50 years to achieve. As a opportunities for those who seek to walk or
result,the Plan will need to change and respond in ride their bicycles should be increased,
the future as the development patterns, resources, providing safe and pleasant pathways to
and needs of society change. interconnect neighborhoods with community
facilities and employment centers. New
There are a number of principles and themes upon residential growth should be configured as
which the Plan is based. As the region develops, neighborhoods, not isolated enclaves. The
these principles can serve as planning goals and location of neighborhood centers in
policies today and into the next century. The residentially designated areas is intended to
principles utilized in this Plan include the overall provide community services within walkable
development of the MUD area, the major destinations for the residents within the MUD
transportation network,the linking of community area.
nodes,and the consistency of land use and zoning
standards. C. Consistent Land Use Standards. The
Structural Land Use Plan outlines standards
Principles for Community Structure and which are intended to shape and enhance
Growth communities within the MUD area. These
standards also are intended to support and
The Structural Land Use Plan for the MUD area implement the land use and development
has evolved out of extensive discussion and policies in the Weld County Comprehensive
analysis. County officials have tackled the Plan, Zoning and Subdivision Ordinances,
difficult questions of how to grow,where to grow, and the Planned Unit Development
and how growth can either benefit or detract from
Ordinance. In all cases, these Ordinances
the area's quality of life. Addressing these should be consulted for clarification of
questions has required balancing complex and specific requirements.
often conflicting issues. What has emerged is a
set of principles about the stability of the area's D. Appropriate Zoning Mixture. The
economic base, the structure of the community, Structural Land Use Plan provides a mixture
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MIXED USE DEVELOPMENT
of conceptual land use categories throughout the parks, and civic facilities including recreation
MUD area. These categories are grouped by the centers, libraries, and senior centers.
intensity of the land use,with the majority of the Neighborhood Centers are intended to be
high intensity uses being clustered within the pedestrian-oriented with connections to the
vicinity of I-25 and SH 119. In contrast, lands immediate neighborhoods through local streets
with limiting site factors such as floodplain and and trail systems. Residential development
wildlife habitat,correlate with the lowest intensity
land uses. immediately surrounding the Neighborhood
Center is encouraged to be higher in density than
E. Planned Transportation Network. The developments farther away.
major roadway corridors, including I-25, SH
119, SH 66, and WCR 1, are the primary Retail services in a Neighborhood Center
roadway structures for the MUD area. They typically include low intensity businesses that
play an important role in the function and provide for the sale of convenience goods(foods,
image not only of the MUD area, but for drugs, and miscellaneous items) and personal
Weld County as well. For this reason, special
attention must be given to access controls and services (laundry and dry cleaning, barber or
design treatment to ensure that these beauty shops, shoe repairing, etc.)
roadways will function well over time and
that visual quality of the major highway Residential-Mixed Intensity Use: Residential
corridors will be improved and enhanced. neighborhoods range from high density apartment
complex developments and mobile home parks to
Structural Land Use Map low density estate developments. Residential
neighborhoods should also include community
Land use components are delineated on Map 2, amenities such as trail systems, recreation
Structural Land Use Map. These elements are opportunities, and activity centers that are
described as follows: accessible via walkable streets, trails or
greenways.
Employment Center-High Intensity Use: An
Employment Center is a large parcel of land Limiting Site Factors - Lowest Intensity Use:
designated primarily for employee-based Land with Limiting Site Factors contains certain
enterprises with relatively high intensity impacts physical elements that obstruct or are hazardous
associated with its use, such as traffic or noise. to certain types of development. Such conditions
The Employment Centers within the Structural as floodplain, critical wildlife habitat areas,
Land Use Plan are situated to provide aquifer recharge, and earthquake faults are
employment opportunities throughout the front obstructions that limit or restrict development.
range. Employment Centers require access to These areas are nevertheless usable for
major thoroughfares, with visibility from the agricultural production,recreational activities and
roadway being highly desirable. parks,or other functions that cannot damage or be
damaged by the constraining site factors. These
Regional Commercial-Medium Intensity Use: areas can also enhance the character of the MUD
Regional Commercial Centers are areas where area by providing corridors for trails and wildlife
goods and services are provided to the traveling and for the protection of natural resources.
public with limited impacts to the environment Land designated as having Limiting Site Factors
and surrounding land. Activities in Regional on Structural Land Use Map 2, are primarily
Commercial Centers include, but are not limited defined by the 100-year floodplain(as defined by
to, service stations, drive-through restaurants, FEMA mapping)which comprises approximately
hotels/motels, and regional retail facilities. 4,500 acres, or 38%, of the total designated area
Neighborhood Center - Lower Intensity Use: m the MUD area. The floodplain incorporates
A Neighborhood Center is focused on the day-to- other important natural features as well, including
day living needs of the immediate neighborhood. wildlife habitat, mature riparian forest, primary
drainageways, and sand and gravel resources.
Its purpose is to serve as an anchor for Additional land containing Limiting Site Factors
community-based activities that include low
intensity uses such as retail services, schools, is shown along irrigation canals and ditches and
adjacent to lakes.
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MIXED USE DEVELOPMENT
Transportation Systems Structural Land Use Plan to promote public
transportation. These centers are most effective
The Plan suggests a hierarchy of transportation where high activity levels, limited parking, and
system development that responds to the intensity quality pedestrian access are found. Transit
of development proposed on a local and regional Centers could include park-and-ride lots and
level. future transit systems such as rail.
Transit Centers Table 5 provides approximate acreage for each of
the land uses and maximum density statistics that
Transit Centers are conceptually placed on the could occur at full build-out of the MUD area.
TABLE 5: LAND USE PLAN DISTRIBUTION
% TOTAL
LAND USE/INTENSITY ACRES AREA REMARKS
Employment Center- 27 million sq. ft. of floor
High Intensity 2,700 22% space
Regional Commercial -
Medium Intensity 200 2% 2 million sq. ft. of floor space
Neighborhood Center-
Low Intensity 80 1% 800,000 sq. ft. of floor space
Residential - Mixed Maximum population: 30,000
Intensity 4,500 37% people and approximately
13,500 dwelling units.
Limiting Site Factors - All areas delineated are within
Lowest Intensity 4,630 38% the 100-year 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 four 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.
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MIXED USE DEVELOPMENT
MUD.Goal 1 sewage disposal facilities provided by the
To plan and to manage growth within the appropriate sanitation districts. All Planned
I-25 Mixed Use Development area and Unit Development water supply systems
Urban Development Nodes so as to balance should be provided by a rural water district,
relevant fiscal, environmental, aesthetic, company, association, or municipality.
and economic components of the area.
MUD.Goal 4
MUD.Policy 1 To maintain and improve the existing
An I-25 Mixed Use Development area and natural state of the environment.
Urban Development Nodes should be
established and delineated on the Weld MUD.Policy 4
County Conceptual Land-Use Map. Density in the Mixed Use Development area
will be governed by a Bulk Floor Area
MUD.Goal 2 Standard which correlates buildable lot sizes
To assure a well-integrated, balanced with open space allocations.
transportation system which meets the
public need with maximum efficiency, MUD.Goal 5
comfort,safety,and economy. The coordination of other municipal,
county, regional,and state growth policies
MUD.Policy 2 and programs which include this area
All proposals for commercial, industrial, and should be evaluated in order to minimize
discrepancies, promote a better
residential development within the I-25
understanding of growth dynamics in the
Mixed Use Development area and Urban area, avoid duplication of services, and
Development Node overlay district should provide economies of scale.
use the Planned Unit Development (PUD)
application process and regulations. The MUD.Policy 5
Planned Unit Development process will allow New development should demonstrate
developers flexibility and variety needed to compatibility with existing surrounding land
offer a range of products, services, and uses. use in terms of general use, building height,
It will also give the developer an opportunity scale, density, traffic,dust, and noise.
to explain the development plans to MUD.Goal 6
surrounding land owners and the County so To assure that new development occurs in
that important information about land use
compatibility such a manner as to maintain an attractive
and services, facilities, or
utilities needed to serve the proposal are working and living environment.
determined to be adequate. MUD.Policy 6
New developments should be encouraged to
MUD.Goal 3
use innovative siting and design techniques to
To provide efficient and cost-effective
delivery of adequate public facilities and enhance prime visual features such as the
Front Range, the St. Vrain River, and other
services which assure the health, safety,
natural drainage ways.
and general welfare of the present and
future residents of Weld County and the MUD.Policy 6.1
area. New commercial development should be
MUD.Policy 3 characterized by quality architectural design.
Design features shall include landscaping
New development should avoid adverse
plans for the entire development,efficient on-
impacts to surface and ground water quality
and should implement techniques to conserve
site traffic circulation plans with a minimal
number of access points to state and county
such resources. All planned unit
roads, low profile advertising signs, and
developments within the Mixed Use
sensitive facade treatment.
Development area shall use the sanitary
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MIXED USE DEVELOPMENT
MUD.Policy 6.2 MUD.Policy 6.8
New industrial development should be Existing County and State sign regulations
designed to compliment the natural should be strictly enforced within the I-25
environment and exhibit a "campus-like" Mixed Use Development planning area,
atmosphere. particularly off-premise signs along interstate
and state highways.
MUD.Policy 6.3
Landscaping requirements should be MUD.Policy 6.9
determined for the perimeter of the All new development should comply with the
development by reviewing the density of the public facilities and service section of this
proposed land-use development and plan. New development that results in
comparing it to the surrounding land uses. excessive public cost while producing
For example, denser planting should be insufficient public revenues should be
required between a residential use and an discouraged unless such development
industrial use than between a residential and provides adequate guarantee that public
small office use. In the case of extreme facilities and services are effectively installed,
disparity between adjacent land uses, operated, and maintained.
structured buffers including distance, walls,
or berms may be required. MUD.Policy 6.10
If it is determined that public facility or
MUD.Policy 6.4 service improvements or maintenance are
The clustering concept of residential units required for or caused by the development,
should be encouraged to reduce development the developer will be required to pay for the
and maintenance costs, preserve natural cost of the public facility and service
improvement and maintenance. The
features, and maximize open space.
methodology for compensation should be
determined using the land-use application
MUD.Policy 6.5 review process. The developer should submit
New junkyards, salvage yards, landfills, and the following:
uses with open storage areas should be
encouraged to locate in areas where they can a. Information which accurately identifies
be visually screened and can conform to all users of the infrastructure
health and safety regulations. Existing improvements and maintenance;
salvage yards and uses with open storage
areas are encouraged to visually screen or to b. A proposal which equitably distributes
relocate to more compatible areas. The intent the costs of infrastructure improvements
is to locate uses with an unattractive and maintenance by user share; and
appearance and the potential to create adverse
land use impacts to areas where they will not c. A proposal that identifies the appropriate
be a negative inducement for additional high time that infrastructure improvements and
quality development. maintenance charges should be applied.
MUD.Policy 6.6 This information will be reviewed by the
New developments, including major public Board of County Commissioners in
utility facilities, should mitigate adverse determining an equitable means of
visual impacts caused by outside storage, distributing infrastructure costs among the
building scale, disturbed native vegetation, County at large, direct users, and the
and other such activities by screening and/or developer.
buffering.
MUD.Policy 6.7 MUD.Policy 6.11
All new development should comply with the
Advertising signs should be compatible with
Transportation Section of this plan. Access to
the surrounding environment. Signs should properties shall preserve the existing and
have a low profile and be shared when future function of roads and highways
possible. affected by the proposed development. All
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MIXED USE DEVELOPMENT
development circulation systems should be MUD.Policy 6.20
designed so that they do not disrupt highway State Park and Recreation areas should not be
travel. Traffic to be generated by the proposed negatively influenced by new development.
development must conform to the
recommendations of the Weld County Public MUD.Policy 6.21
Works Department and the Colorado Department The coordination of other municipal, county,
of Transportation. Dedication and improvement
of roads and frontage roads may be required as a regional, and state growth policies and
condition of development. programs which include this area should be
evaluated in order to minimize discrepancies,
MUD.Policy 6.12 promote a better understanding of growth
All new development should comply with the dynamics in the area, avoid duplication of
mineral resource section of this plan. This services, and provide economies of scale.
includes locations determined to contain
commercial mineral deposits, mineral MUD.Policy 6.22
extraction operations, and reclamation plans. Each land-use application within the Mixed
MUD.Policy 6.13 Use Development area should include a
Development should be restricted or required formal "Planning Area Profile". The profile
to mitigate adverse effects in areas should contain public facilities and services
characterized by floodplains and geologic data, socioeconomic data, natural
hazards. environmental resources, and visual and
cultural resources. The purpose of this
MUD.Policy 6.14 information would be to inform the user of
New development should preserve identified the existing conditions, opportunities, and
aquifer recharge areas. Where feasible, constraints within the I-25 Mixed Use
drainageways should be maintained in their
natural state to ensure optimal recharge. Development area. In addition, the
information could also be used to update
MUD.Policy 6.15 goals, policies, and programs in the future.
New development should minimize impacts
to air quality. MUD.Goal 7
All new development in the Mixed Use
MUD.Policy 6.16 Development area should pay its own way.
Fugitive dust should be controlled by
practices acceptable to the responsible PUBLIC FACILITIES AND SERVICES
government agency.
The effective and efficient delivery of adequate
MUD.Policy 6.17 public services is one of the primary purposes and
Natural vegetation should be retained onsite benefits of effective land-use planning. Since the
to the greatest degree possible. adoption of the Home Rule Charter,rising County
expenditures have created substantial public
MUD.Policy 6.18 interest in how to cut cost and increase efficiency
Disturbed areas should be revegetated of providing public services and facilities. Public
immediately following construction. In order services are government services such as police
to minimize wind and soil erosion,temporary and fire protection, health and welfare services,
stabilization measures shall be established on and educational services and programs. Public
all such areas. facilities are physical structures and infrastructure
such as schools, libraries, roads, maintenance
MUD.Policy 6.19 facilities,water distribution systems, and sewage
New developments should be encouraged to treatment facilities. Municipal governments,
select native species for revegetation. county governments, special districts, and private
3-15.1
BE IT FURTHER ORDAINED by the Board, that an applicant for a land use who has not
yet been heard prior to the effective date of this Ordinance before the Planning Commission or,
if applicable, the Department of Planning Services for matters not considered by the Planning
Commission, will be considered under the terms of this Ordinance. However, any applicant
whose land-use application is pending before the Board of County Commissioners on the
effective date of this Ordinance will have the option of proceeding under the prior provisions of
the Comprehensive Plan or requesting that the application be remanded to the Planning
Commission or, if applicable, the Department of Planning Services, to repeat the review
process using this Ordinance.
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.
The above and foregoing Ordinance Number 147-J was, on motion duly made and
seconded, adopted by the following vote on the 14th day of October, A.D., 1996.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTEST:
Barbara J. Kirkmeyer, Chair
Weld County Clerk to the Board
George E. Baxter, Pro-Tem
BY:
Deputy Clerk to the Board
Dale K. Hall
APPROVED AS TO FORM:
Constance L. Harbert
County Attorney
W. H. Webster
First Reading: September 16, 1996
Publication: September 19, 1996, in the North Weld Herald
Second Reading: September 30, 1996
Publication: October 3, 1996, in the North Weld Herald
Final Reading: October 14, 1996
Publication: October 17, 1996
Effective Date: October 22, 1996
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