HomeMy WebLinkAbout991032.tiff '1 r .Tv
ST. VRAIN CONCERNED CITIZENS
7050 Loma Linda Ct.,Longmont CO 80504
CLEF.'" May 1, 1999
Weld Board of County Commissioners
P 0 Box 758
Greeley CO 80632
Subject: Del Camino Junction Business Park: S481
Dear Commissioners:
We have the following comments on the above project:
The Subsurface Exploration Report and the Atlas of Sand, Gravel and Quarry aggregate
Resources, Colorado Front Range Counties, Colorado Geological Survey, Dept. of
Natural Resources and the Colorado Geological Survey indicate that commercial
grade sand and gravel deposits lie on the subject property. We can find no analysis in the
application materials submitted to determine that mining is not economically feasible.
Mining takes priority over any other use [CRS 34-1-301]. In addition, the 1/11/89 letter
from Candace L. Jochim states there is a discrepancy in the reports: "It is therefore not
clear what Empire's conclusions were regarding the economic feasibility of mining on this
site. If mining is economic, the resources should be recovered." In addition, the 12/22/98
letter from Celia Greenman questions the lack of proof in the EEC report that the deposits
are not economic to mine [also see 30-28-101, required geologic studies].
It should be considered whether the approved PUD is still valid, as the final development
plan for that PUD was never completed and the amount of time that has since passed has
effectively rendered the PUD abandoned and invalid [see Zoning Ordinance 28.15.5-
28.15.6]. Also, the present proposed use for the land is different than that proposed in the
approved PUD. Such being the case, the land, situated in Firestone's UGB, falls within the
provisions of the County, Firestone, et al. ICGA which requires application to that Town
for annexation rather than County approval to develop under its auspices.
Although access permits have been obtained from CDOT, County government still has the
power to limit access to properties to that which is appropriate. Five accesses within 1600
feet is excessive on this frontage road, particularly considering [1]the future use of the
frontage road will be more as a rural arterial than a road solely serving as access to
properties and [2] the proximity of CR24-1/2. It would more in keeping with the intent of
the State Highway Access Code, given the road's Category R-B rural highway function
[3.9], to access the development from CR24-1/2 on the north and the future Del Camino
Parkway on the south. This avoids any accesses to the development from east side of the
frontage road. One access to the 3 lots on the west side of the frontage road would be
sufficient. In addition, ROW dedicated by the developer should be sufficient for future 4
laning of the Del Camino Parkway. The future traffic volumes and uses of the frontage
roads must be considered. Once an access is granted it cannot be taken away.
If the County decides to go forward with this project, under its control, the Uniform
Baseline Design Standards of Ordinance 201 should be strictly enforced [relating to set
backs, landscaping, parking, signage, etc.]to give credence to them in this, the initial
C u -at- 991032
implementation of their intent. The provisions of the Development Standards of the
County-municipality IGA must be enforced if they are to have any meaning. Even before
any project has been designed conforming to them, variances from them are already being
considered, here and at Erie.
Referring to the application:
In the cover letter portion [5A]: the applicant proposes to "encourage a high quality
architectural style of the development". Specific commitments for building design should
be incorporated as conditions of County approval, so that there is not a repetition of
buildings built in the MUD along SH119 which have no redeeming architectural or
esthetic qualities.
Component One - Environmental Impacts
5H: Any proposed regional handling of storm water drainage should be in place or made a
condition for development before County approval of this project.
5K: The commercial unfeasibility of mining on the site should be supported by
documentation rather than only by an anecdotal assertion [see above]..
Component Two - Service Provision Impacts
B. A study should be made as to the ability of the Weld County Sheriffs Department to
respond in a timely manner and enforce the law, given the increase in developments in the
MUD area, without having to rely on the services of neighboring municipalities and state
law enforcement.
D. It should be confirmed that AMR indeed has a facility at WCRI and SH119 as
asserted.
Component Four - Site Design
B and D; Computability with the proposed regional park to the north should be
considered in site design [road, storage and loading locations, etc.]. The applicant makes
no mention that land use to the north is a proposed park giving the impression that the site
is surrounded by like commercial/industrial zonings.
Component Six- Signage
Signage should be designed for the purpose only of identification of the lot occupant and
in no way for the purpose of advertising the occupant or a product. It should be sized to
identify the occupant only from the frontage road not the interstate_
Component eight - Intergovernmental Agreement Impacts
Here, on the east side of the Del Camino interchange there is an opportunity for a fresh
start wherein the mistakes that were made in the development of the west side might not
be repeated. At this time, there is no reason to believe that the development that will take
place at Del Camino Jct. Business Park will not be appropriate. We do feel that a
commercial use of this property is more appropriate than its use as the site of a prison
facility, previously approved by the commissioners, which resulted in costs to the Weld
County taxpayers of approximately $450,000. However, as a matter of proceeding
judiciously in enforcing the state statutes, the Weld County Home Rule Charter and the
goals of the Comprehensive Plan and requirements of the ICGA, County government
should give priority to enforcing these documents which are for the benefit of all county
citizens rather than accommodating the interests of any single applicant.
We hope these comments will be considered as positive input and assist you in reviewing
the subject application. The information contained herein is correct to the best of our
knowledge, but should be confirmed by staff.
It is requested that this letter be made part of the record in any proceedings relating to the
Del Camino Junction Business Park.
Very truly yours,
St. Vraiinn Concerned Citizens
John S. Fan
PC: Monica Daniels Mika
stvrnjct.com
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