Zoning Districts Pecos Place PRC

Transcription

1 ^_ LEGEND Special Zoning Conditions 3 Section Numbers W 53rd Dr R-2 Railroad Major Water Zoning Line Raritan St Pecos Way W 53rd Ct Pecos St Sections Zoning Districts A-1 A-2 A-3 R-E R-1-A R-1-C R-2 R-1-C 16 W 53rd Pl R I-2 R-3 R-4 M-H C-0 C-1 C-2 C-3 C-4 C-5 I-1 I-2 I-3 Quivas St CO PL C-4 AV DIA P-U-D P-U-D(P) W 52nd Pl Airport Noise Overlay Pecos Place PRC ± For display purposes only. This map is made possible by the Adams County GIS group, which assumes no responsibility for its accuracy

2 ^_ LEGEND Special Zoning Conditions 3 Section Numbers W 53rd Dr Railroad Major Water Zoning Line Raritan St Pecos Way W 53rd Ct Pecos St Sections Zoning Districts A-1 A-2 A-3 R-E R-1-A R-1-C R-2 W 53rd Pl R-3 R M-H C-0 C-1 C-2 C-3 C-4 C-5 I-1 I-2 I-3 Quivas St CO PL AV DIA P-U-D P-U-D(P) W 52nd Pl Airport Noise Overlay Pecos Place PRC ± For display purposes only. This map is made possible by the Adams County GIS group, which assumes no responsibility for its accuracy

3 COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT STAFF REPORT Planning Commission February 11, 2016 CASE No.:PRC CASE NAME: Pecos Place Owner s Name: Applicant's Name: Applicant's Address: Location of Requests: Nature of Requests: Zone District: Site Size: Proposed Uses: Existing Use: Hearing Date(s): JF Barton Contracting Company JF Barton Contracting Company PO Box 558, Wood River, IL 1750 W. 53 rd Place (1) A rezoning to Planned Unit Development (PUD); (2) A Preliminary Development Plan to allow 6 two-family dwelling structures and 4 multi-family dwelling structures for a total of 24 dwelling units; (3) A Preliminary Plat for a major subdivision to allow 25 residential lots and 4 non-residential outlots; (4) A roadway vacation for portions of Raritan and Quivas Streets Residential-3 (R-3) 7.6 acres Residential Vacant Report Date: January 26, 2016 Case Manager: Staff Recommendation: PC: February 11, 2016 / 6:00 p.m. BoCC: March 1, 2016 / 10:00 a.m. Greg Barnes APPROVAL with 21 Findings-of-Fact, 5 Conditions SUMMARY OF PREVIOUS APPLICATIONS On July 10, 2002, the Board of County Commission approved: 1) A final plat (Case # PLT ) to create two lots and allow a waiver from Subdivision Regulations to construct Quivas Street as a public street south to West 52 nd Place, and not to County standards; 2) a rezoning from Residential-2 (R-2) to R-3 (Case # RCU ) 3) and a roadway vacation (VAC ) to vacate 410 ft section of Quivas Street to a private street. Eight residential 8-unit condominium buildings, two 4-unit townhome structures, and eleven carport structures have been developed on the property. These developments have all occurred on

4 the northern portions of the property, leaving the southern and western portions undeveloped. Overall, a total of 72 dwelling units have been developed on the northern portion of the property. Background: SUMMARY OF APPLICATION JF Barton Contracting Company is requesting a rezoning, Preliminary Development Plan, and a Preliminary Plat for a new residential development on the property. The preliminary plat would divide the Pecos Place Subdivision into two parts: one lot on northern portion of the property which includes the existing development, and the southern portion which will include the new development of 24 residential and 4 non-residential lots. The proposed development includes six two-family structures and four multi-family structures for a total of 24 dwelling units, each on their own individual lot. The applicant is seeking approval of these requests in order to apply for a final subdivision plat and final development plan. The request also includes a roadway vacation. These requests would allow for Raritan and Quivas Street to be vacated within the boundaries of the entire Pecos Place development. The proposed road vacation, if approved, will result in the lots having access to a private road, instead of a public road. Site Characteristics: The site is approximately 7.6 acres and located near the northwestern corner of the intersection of West 52 nd Place and Pecos Street. Approximately 2/3 of the 7.6 acre site is developed. The developed portion contains 72 multi-family dwelling units (8 buildings consisting of 8-unit condominiums and 2-buildings consisting of 4-unit townhomes). The proposed development site is located within the undeveloped 1/3 of this site. The property is bordered on the east by Tejon Heights subdivision. The existing Pecos Place development is located to the north. Three singlefamily homes are located to the east of the proposed development. These homes have frontage along Pecos Street. A gas station is located at the intersection of Pecos Street and West 52 nd Place, to the southeast of the site. The Guardian Angels Catholic School is directly south of the site, across West 52 nd Place from the proposed development. Properties located directly to the west of the site are zoned Residential-1-C (R-1-C), properties to the east and south are zoned Commercial-4 (C-4), and the existing development to the north is zoned R-3. The future land use designation for the property and surrounding area is Urban Residential. Majority of the residential uses surrounding the subject property were constructed between 2002 and The single-family homes in the Tejon Heights subdivision average 1,800 square feet in size and are located on lots ranging from 7,000 to 15,000 square feet in area. These homes are two stories and consistent in architectural style and color palette to the existing Pecos Place development. 2

5 Preliminary Development Plan: JF Barton Contracting Company is requesting a Preliminary Development Plan (PDP) for a development of 24 townhome units grouped as 6 duplex and 4 Multi-Family dwelling structures on 2.43 acres, specifically, on the southern, undeveloped section of the 7.6 acre previously platted site. Per Section of the County s Development Standards and Regulations, a Preliminary Development Plan (PDP) is one of the two approvals required for establishing a Planned Unit Development District. The first requirement is approval of a PDP, and the second is a Final Development Plan (FDP). Per Section of the Adams County Development Standards and Regulations, the objective of a PUD is to establish an area of land to be developed under unified control or unified plan of development for a number of land uses whose plan does not correspond in lot size, bulk, or type of use, density, lot coverage, open space, or other restriction to the existing land use regulations. A PUD allows greater flexibility in the design of a development, more variety and diversification in the relationships between buildings, and open spaces and uses while meeting the goals, policies and objectives of the Comprehensive Plan. Per Section of the County s Development Standards and Regulations, a PUD is a form of a customized zone district and may therefore modify the development standards and regulations such as site area, density, setbacks, and height restrictions. Approval of a PDP does not allow for construction. The proposed PDP includes land uses, layout of landscaping, circulation, and a preliminary plat. The PDP consists of 24 dwelling units to be constructed of two-stories in height. Each dwelling will be located on its own lot. Lot sizes will vary from 1,888 to 4,405 square feet in area. In addition, each lot will contain two parking spaces with a one-car garage and a one-car driveway pad. An additional 13 common parking spaces will be provided along Quivas Street to provide over 2.5 parking spaces per dwelling unit. West 52 nd Court would be a newly constructed private street running east-west through the proposed development. Each of the residential lots would front West 52 nd Court. Proposed setbacks for the dwellings will be 20 feet from front and corner property lines. Side setbacks will be five feet for units that are at the end of a building and there will be no side setback from the lots serving interior units. The rear setbacks will be 20 feet. All of the proposed setback requirements are consistent with the County s R-3 zone district; except the 25 ft. minimum lot width required for lots in the R-3 zone. The applicant has proposed that six of the 24 proposed lots have a minimum lot width at the street frontage of 22 feet. The remaining 18 lots will exceed 25 in lot width. Maximum proposed building height in the PDP will be limited to 35 feet. All structure height restrictions proposed with the PDP conform to the area and height standards of the R-3 zone district, which is 35 feet. The applicant has indicated the typical elevation of each building will be a continuation of the two existing townhomes in the original Pecos Place development. 3

6 The R-3 zone district requires a minimum lot size of 2,500 square feet for attached dwellings on individual lots. The proposed PDP does not meet this standard for 19 of the proposed lots, however, the flexibility within a PDP allows for variation. The existing R-3 zone district designation on the property will allow up to 70% lot coverage for development of principal structures. The proposed PDP shows no lot will exceed 60% in lot coverage. Accessory structures will not be allowed in the proposed development. Homes proposed within the project will be comprised of a general overall architectural theme that will include consideration of color, form, materials, window proportions and roof forms. The intent for selecting this color scheme is to complement the surrounding neighborhood. Off-street parking will accommodate at least two parking spaces per dwelling. The average number of parking spaces per dwelling will be at least 2.5 spaces. On-street parking will be permitted within the PDP along Quivas Street. Per Section of the County s Development Standards and Regulations, a minimum of 30% open space is required in all PUDs. In this PUD, 0.73 acres of open space will be required of this particular development to satisfy the 30% open space requirement. This PUD will provide approximately 52% open space. Section specifies that 25% of this required open space must be designated for active recreation purpose. The subject request includes a five-foot meandering pathway surrounded by a 15 Type-C bufferyard along the eastern boundary of the development. The developer has proposed an active recreation space on a 0.13 acre portion on the existing Pecos Place development, which would serve both the new and existing residences. This active recreation space would include a half-basketball court, picnic table, and bench. The space would be connected to the sidewalk along the eastern boundary and could be accessed by pedestrians on West 52 nd Place. Rezoning: Per Section of the County s Development Standards and Regulations, the applicant is requesting to rezone the southern, undeveloped portion of this property from Residential-3 to PUD for residential development of the site. The existing R-3 zoning allows for higher density, multi-family dwellings. The proposal includes both multi-family and two-family structures. Many of the surrounding properties are zoned R-1-C, and therefore the transition of two- and multi-family dwellings on the property provide greater compatibility to the surrounding residential zone districts. The proposed zone district also complies with the goals for an Urban Residential land use designation within the Adams County Comprehensive Plan. The northern and developed portion of this property will remain as R-3 zone district. 4

7 Major Subdivision (Preliminary Plat): Per Section of the County s Development Standards and Regulations, the applicant is requesting a Major Subdivision (Preliminary Plat) for the proposed residential development. Currently, the site consists of six parcels. The applicant s proposal will create 29 total lots (i.e. 25 residential lots and 4 non-residential lots). The four non-residential lots are for required open space and parking spaces. The preliminary plat would divide the Pecos Place Subdivision into two parts: one lot on northern portion of the property which includes the existing development, and the southern portion which will include the new development of 24 residential and 4 non-residential lots. The northern section will conform to dimensional and density standards in the R-3 zone district. The southern portion will be consistent with the intent and purposes of a PUD which allows flexibility with density and design standards. Roadway Vacation: Per Section of the County s Development Standards and Regulations, the applicant is requesting a roadway vacation for portions of Raritan Street and Quivas Street within the proposed development. The existing roadways are proposed to be private streets. Per Section of the County s Development Standards and Regulation, the proposed roadway vacation shall conform to requirement of the County s Development Standards. The vacation will not result in the creation of nonconforming lots. All of the affected lots will be located along private access easements. The proposal will not adversely affect the health, safety, and general welfare. Staff recommends approval of the roadway vacation because the existing roads are not built to current county standards and would be difficult for the county to efficiently maintain. Future Land Use Designation: The Adams County Comprehensive Plan designates this area as Urban Residential, allowing single- and multi-family housing at higher urban densities in locations that are readily accessible to urban services and transportation. The subject request is for development of approximately 10 dwelling units per acre. The development is well connected to surrounding road network, and has access to major streets such as Pecos Street and West 52 nd Place. The request is also located less than a mile from the proposed Pecos Junction RTD commuter rail transit station. The request is consistent with the goals of the Comprehensive Plan to provide higher density housing near urban services and transportation. Additionally, all surrounding properties are designated as Urban Residential Future Land Use in the Comprehensive Plan. The subject request includes an open space at the eastern end, which will buffer the residential uses from commercially-zoned properties. The site is within the Southwest Framework plan, adopted as an amendment to the Comprehensive Plan, which outlines existing conditions and directs future planning efforts in the 5

8 County. The Framework Plan identifies southwest portion of the County as containing most of the older, more urbanized areas of the County as well as a wide range and mix of land uses. The Framework Plan references the policies and strategies outlined in the Comprehensive Plan, such as maintaining and enhancing the quality of existing residential neighborhoods and enhancing the area s role as an important gateway to the County. The proposed development would require public improvements such as curb, gutter, and sidewalk access, as well as landscape and streetscape improvements to create and improve the health, safety, and image of the area. Surrounding Zoning Designations and Existing Use Activity: Northwest R-3 Multi-Family Residential West R-1-C Single-Family Residential Southwest C-4 School North R-3 Multi-Family Residential Subject Property R-3 to PUD Vacant to Residential South C-4 School Northeast R-3 Vacant East C-4 Single-Family Residential Southeast C-4 Gas Station/Retail Compatibility with the Surrounding Land Uses: Properties to the west, north, and east of the proposed development are developed as residential. These residential uses are a mix of single- and multi-family dwellings. A property located at the southeast corner of the proposed development is used as a convenience store/gas station. A private school is located directly south of the site, across West 52 nd Place. The proposed use for townhomes is compatible with surrounding residential uses and school. A landscape buffer is required and proposed along the development s boundary with the gas station use. Staff Recommendations: It is staff s determination that the request is consistent with the surrounding area, will not be detrimental to development of surrounding property. Staff is recommending approval of the request with 21 findings-of-fact and 5 conditions. Recommended Findings-of-Fact Preliminary Development Plan: 1. The PDP is in general conformity with the Adams County Comprehensive Plan and any applicable area plan. 2. The PDP is consistent with the purposes of these standards and regulations. 3. The PDP is compatible or designed to mitigate externalities with the existing or allowed land uses adjacent to the proposed PDP. 6

9 4. The PDP conforms to the Adams County Transportation Plan and will not negatively impact utilities or traffic in the area or otherwise have a detrimental impact on property in sufficient proximity to the proposed development to be affected by it. 5. The PDP is consistent with any applicable drainage plans. 6. The PDP allows for the regulation of use and development of land and buildings where specific issues or concerns must be mitigated due to unusual and unique circumstances; or where alternative design concepts are desired; or are necessary to mitigate specific conditions. 7. The PDP is consistent with any approved Overall Development Plans for the property. 8. The PDP is compatible with the surrounding area, harmonious with the character of the neighborhood, not detrimental to the immediate area, not detrimental to the future development of the area, and not detrimental to the health, safety, or welfare of the inhabitants of the area and the County. The proposed development has established an adequate level of compatibility by: a. Incorporating natural physical features into the development design and providing sufficient open spaces considering the type and intensity of use; b. Incorporating site planning techniques to foster the implementation of the County s plans, and encourage a land use pattern to support a balanced transportation system, including auto, bike and pedestrian traffic, public or mass transit, and the cost effective delivery of other services consistent with adopted plans, policies and regulations of the County; c. Incorporating physical design features in the development to provide a transition between the project and adjacent land uses through the provision of an attractive entryway, edges along public streets, architectural design, and appropriate height and bulk restrictions on structures; d. Incorporating identified environmentally sensitive areas, including but not limited to, wetlands and wildlife corridors, into the project design; e. Incorporating public facilities or infrastructure, or cash-in-lieu, reasonably related to the proposed development so the proposed development will not negatively impact the levels of service of the County services and facilities; and f. Incorporating an overall plan for the design of the streetscape within the project, including landscaping, auto parking, bicycle and pedestrian circulation, architecture, placement of buildings, and street furniture. Major Subdivision (Preliminary Plat): 9. The preliminary plat is consistent with the Adams County Comprehensive Plan and any available area plan. 10. The preliminary plat is consistent with the purposes of these standards and regulations. 11. The preliminary plat is in conformance with the subdivision design standards and any approved sketch plan. 12. The applicant has provided evidence that a sufficient water supply plan has been acquired in terms of quantity, quality, and dependability for the type of subdivision proposed, as determined in accordance with the standards set forth in the water supply standards. 7

10 13. The applicant has provided evidence that adequate a public sewage disposal system has been established and, if other methods of sewage disposal are proposed, adequate evidence indicating that such system complies with state and local laws and regulations. 14. The applicant has provided evidence to show all areas of the proposed subdivision, which may involve soil or topographical conditions presenting hazards or requiring special precautions, have been identified by the applicant and the proposed uses of these areas are compatible with such conditions. 15. The applicant has provided evidence that adequate drainage improvements comply with these standards and regulations. 16. The overall density of development within the proposed subdivision conforms to the zone district density allowances. 17. The proposed subdivision is compatible with the surrounding area, harmonious with the character of the neighborhood, not detrimental to the immediate area, not detrimental to the future development of the area, and not detrimental to the health, safety, or welfare of the inhabitants of the area and the County. The proposed subdivision has established an adequate level of compatibility by: a. Incorporating natural physical features into the development design and providing sufficient open spaces considering the type and intensity of use; b. Incorporating site planning techniques to foster the implementation of the County s plans, and encourage a land use pattern to support a balanced transportation system, including auto, bike and pedestrian traffic, public or mass transit, and the cost effective delivery of other services consistent with adopted plans, policies and regulations of the County; c. Incorporating physical design features in the subdivision to provide a transition between the project and adjacent land uses through the provision of an attractive entryway, edges along public streets, architectural design, and appropriate height and bulk restrictions on structures; d. Incorporating identified environmentally sensitive areas, including but not limited to, wetlands and wildlife corridors, into the project design; and e. Incorporating public facilities or infrastructure, or cash-in-lieu, reasonably related to the proposed subdivision so the proposed subdivision will not negatively impact the levels of service of the County services and facilities. Amendment to the Zoning Map (Rezoning): 18. The Zoning Map amendment is consistent with the Adams County Comprehensive Plan. 19. The Zoning Map amendment is consistent with the purposes of these standards and regulations. 20. The Zoning Map amendment will comply with the requirements of these standards and regulations. 21. The Zoning Map amendment is compatible with the surrounding area, harmonious with the character of the neighborhood, not detrimental to the immediate area, not detrimental to the future development of the area, and not detrimental to the health, safety, or welfare of the inhabitants of the area and the County. Recommended Conditions of Approval; 8

11 1. A Subdivision Improvement Agreement shall be submitted with the final plat application. 2. The Final Development Plan shall conform to Section of the Development Standards and Regulations for General Site Design Standards, including bicycle amenities and open space requirements. 3. Development of the site shall conform to all required public infrastructure outlined in Chapter 7 of the County s Development Standards and Regulations. 4. The applicant shall be required to submit building elevation plan with the Final Development Plan. 5. The Final Development Plan shall meet all requirements of Section , Open Space, including the requirement for the percentage allocated for active recreation purposes. CITIZEN COMMENTS Number of Property Number of Public Comments Owners Notified (1000 Feet) Received by Staff Staff received three comments from surrounding property owners. All of these property owners expressed objection to the proposed development. Specifically, their comments related to inadequate parking on the existing Pecos Place development. A staff-conducted inspection on the property on January 22, 2016, to count the number of parking spaces and found 132 parking spaces on the site. This number of parking spaces equates to 2.1 parking spaces per unit. The Adams County Development Standards require two parking spaces per dwelling unit. Additional concerns were noted regarding the empowerment of existing Home Owners Association at the property. COUNTY AGENCY COMMENTS Staff reviewed this request on a number of times and requested modification to the applicant s initial site plan. The applicant made several changes to the site plan and reduced the initial request of 26 dwelling units to 24. Responding with Concerns: Xcel Energy Responding without Concerns: Colorado Department of Transportation (CDOT) Colorado Division of Water Resources (CDWS) Colorado Geologic Survey (CGS) Tri-County Health Department (TCHD) REFERRAL AGENCY COMMENTS Notified but not Responding / Considered a Favorable Response: Berkeley Water & Sanitation District Century Link 9

12 Colorado Division of Mining & Reclamation Safety Colorado Department of Wildlife Comcast Hyland Hills Park & Recreation District Jefferson Soil Conservation District Metro Wastewater Reclamation North Lincoln Water & Sanitation District North Pecos Water & Sanitation District Regional Transportation District United States Post Office United States Environmental Protection Agency Westminster School District #50 Exhibit 1- Maps 1.1 Zoning Map 1.2 Aerial Map Exhibit 2- Applicant Information 2.1 Applicant Written Explanation 2.2 Applicant Site Plan Exhibits Table of Contents Exhibit 3- Referral Comments 3.1 Referral Comments (CDOT) 3.2 Referral Comments (CDWS) 3.3 Referral Comments (CGS) 3.4 Referral Comments (TCHD) 3.5 Referral Comments (Xcel Energy) 3.6 Referral Comments (Adams County Staff) Exhibit 4- Citizen Comments 4.1 Citizen Comments (Terry Ruby) 4.2 Citizen Comments (Sheldon Hardy) 4.3 Citizen Comments (Tom & Elaine O Brien) Exhibit 5- Associated Case Materials 5.1 Certificate of Posting 5.2 Public Hearing Notice/ Request for Comments 5.3 Property Owner Labels 5.4 External Referral Agency Labels 10

13

14

15

16

17

18

19

20

21

22

23

24

25

26

27

28

29

30

31

32

33

34

35

36

37

38 Greg Barnes From: Sent: To: Subject: Loeffler - CDOT, Steven [steven.loeffler@state.co.us] Friday, December 18, :35 AM Greg Barnes PRC , Pecos Place Townhomes Greg, I have reviewed the request named above, for property located at 1750 W. 53rd Place and have no objections due to this having negligible impact on any State Highway in the area. Thank you for the opportunity to review this referral. Steve Loeffler Permits Unit P F S Holly Street, Denver, CO steven.loeffler@state.co.us 1

39 1313 Sherman Street, Room 821 Denver, CO December 16, 2015 Greg Barnes Adams County Planning and Development Transmission via RE: Pecos Place Townhomes Case No. PRC SE1/4 NW1/4 of Sec. 16, T3S, R68W, 6th P.M. Water Division 1, Water District 2 Dear Mr. Barnes, We have reviewed the above referenced referral received December 10, 2015, for a proposed 24 unit townhome on a parcel of land of approximately acres. The applicant indicated that the first phase of this development, Pecos Place, water created in the early 2000 s as a multi-family neighborhood and Pecos Place Townhomes is a continuation of the original Pecos Place. We have previously commented on this proposal by our letter dated September 24, 2015 when the proposal was for a 26 unit townhomes. Water Supply Demand A Water Supply Information Summary Sheet was not submitted, therefore the water supply demand for this subdivision is unknown. Waste water treatment will be provided by the North Lincoln Water and Sanitation District. Source of Water Supply According to the information submitted, the proposed water source is the North Lincoln Water and Sanitation District ( District ). A letter of commitment from the District was not provided in the referral material. However we note that the proposed development is within the District s service area. The information in this office indicates that the District obtains its water supply through a distributor s read and bill contract with the Denver Water Department. The Denver Water Department is considered to be a reliable water source. State Engineer s Office Opinion Based upon the above and pursuant to Section (1)(h)(I) and Section (1)(h)(II), C.R.S., the State Engineer s Office offers the opinion that with the District as 1313 Sherman Street, Room 821, Denver, CO P F

40 PRC December 16, 2015 Page 2 of 2 the water supplier, the proposed water supply is adequate and can be provided without causing injury to decreed water rights. Our opinion that the water supply is adequate is based on our determination that the amount of water required annually to serve the subdivision is physically available, based on current conditions. Our opinion that the water supply can be provided without causing injury is based on our determination that the amount of water that is legally available on an annual basis for the proposed uses is greater than the annual amount of water required to supply existing water commitments and the demands of the proposed subdivision. If you or the applicant has any questions regarding this matter, please contact Ioana Comaniciu of this office. Sincerely, Joanna Williams Water Resource Engineer Cc: Subdivision File no Sherman Street, Room 821, Denver, CO P F

41 ³ µ ³ ³ ¹ º» ¼ ¼ º ½ ¾ À ¼ Á  à ¾ ¾» Ä À ¾ µ Å µ ³ COLORADO GEOLOGICAL SURVEY! " # " $ % & ' ( ) * +, * ) ) -. / ( / * 0 * / 6! 7 8 9! : ; < = 9 > : A? > : B A C D : > B E F G H > : E H 9! > : I I J $ K L < = 9 > : A M 9! N O 9 A # B P " $ $ $ < 8! B 7 Q : #? R $ S $ % T R " $ I U V W X Y Z V [ \ K D ] ^ P ] K B : % S # _ J K # ` S R P a Q S b M L c L J d L e d " & # T % $ & L $ $ R f g h i j W Y \ j W V l k m X W j n V o [ p V q j l r k s j m Z q Z [ X s t k u v w k s j m Z q Z [ X s t k m X Y w x j y V [ Z [ z Y V k u v s V i j W Y { g q h j s k x } ~ ~ ~ ~ ƒ X q l V g [ Y t w ƒ f u [ Z ˆ g j { V v Š ~ ~ ~ Š E 9! c! L 8 9! : ;? G! 9 = 6 G 7 B 9 G F A Q 9 ;! F B O = Q 9 F T! a! : = H! G B > B : 9! A M Œ E # H! G B > B : 9! A H G 9 # 9 : =! : B : 7 M Œ E! a!! 9 G L : =! ; 9 : = Q 9 H H G B 9 : H! H ; ; " S O : Q : B ; B : B G = B : 7 ; : 9 H H! B > 9 G A " L I 9! ; G 9 = :! Q 9 ; a ` 9! B 9 : K! 9 : = P L & " M G 9 L P B Q Q B ;! a!! 9 G # Ž! B F = 9 ; a!? > > : ; K H >! % $ # " $ % & 9 : = 9 : B : 7 > 9 H # 9 M ; M G 9 _ O : Q > ; E F G H > : D H G 9 : 9 B : = 9 = # 9 : = 9 M Œ E K B M G 9 : Ž : K A G <! Q # ; % " # " $ % & L _ Q ; B = ; : : 9 B : ; H ; G H ; # B ; G 9 ; B = a 9 : A > 9 H H = D c < a G = Q 9 9! = : ; # B ; : =! > B : = # 9 : = B ; : H ; =! G 9 = O B Q B : 9 : A B = : B a B = 7 G 7 B Q 9 9! = 9! 9 ; Q 9 G = H! = Q H! H ; =! ; B = : B 9 ; 9 : = = : ; B A L V m V s X V j V m V z Z W X m f g s j t Y p j s j V s j p X l [ V V h i j W Y Z V [ Y V X s V X m V Y p j k u v w m X Y w X [ s j y V [ Z [ z X l l g h q Z Y Y j O F! # O Q 9 F ; F! 9 G > > : ; š X [ l Z j X [ W V m m X l Z h m j l V Z m l X [ j š X [ l Z j W m X t l Y V [ j h j s V W <! = B : 7 9 F 9 B G 9 G 7 G 7 B > 9 H H B : 7 œ B : = F 9 G G # % d e d # 6 G 7 B > 9 H a Q <! F 9 = 9 =! 9 : 7 G # Œ L K L 6 L K L 6 G 7 9 =! 9 : 7 G c 9 H 6 T % I & J # ; 9 G % " I # $ $ $ # Q ; B B : =! G 9 B : A G B 9 : O B : = T = H ; B = a B : ; 9 : = # ; 9 : = A ; B G # 9 : = G 9 A L B : T 7! 9 B : = G B 9 : ; B G ; > > : G A Q B B G O = : ; B A # G O ;! : 7 Q # 9 : = G G 9 H : =! O B : 7 9 : = G 9 = B : # = H : = B : 7 : Q G 9 A : : # 9 : 9 G ; Q B B F > Q 9 : 7 ; ; Q! B : N T ; O G G B :! ; H : ; Q 9 : 7 ; B : O 9! : : L _ Q G B 9 : ; B G ; : =! G 9 B : 9 9 : N : O : = H Q A E : F! a! > 9 B : G 9 A ; : # ; B G ; : # ; Q 9 G # ; 9 : = ; : 9 : = : 7 G >! 9 L? G 9 A ; : 9 : = ; Q 9 G 9 : Q B B F! A Q B 7 Q ; O G G O Q : O = 9 : = # B a H! ; : 9! : 9! : = 9 B : = H Q ; # 9 : ; ; B 7 : B a B 9 : = 9 > 9 7 : = 9 B : ; 9 : = Q > ; B a : H! H! G A B = : B a B = 9 : = > B B 7 9 = L f Z Y j l j W Z Z W z j V Y j W p [ Z W X m Z [ j l Y Z z X Y Z V [ l X [ X [ X m t l Z l o Z m m h j [ j j j # B G = B : 7 G 9 B : ; 9! a B : 9 G B = # =! > B : = H Q ; =! N 9 : = ; 9 ; : 9 G : = O 9! G F G ; # 9 : = Q 9! 9! B ; B G 9 : = =! N : 7 B :! B : 7 H! H! B ; Q 9 ; = : ; B A # ;! : 7 Q # O 9! : : # 9 : = 9 G G O 9 G 9! B : 7 H! ; ; # 9 : = B = : B a A H : B 9 G G A > B T ; : ; B B F H 9 : ; B F 9 : = G G 9 H ; B G ; B G ; 9 : = H 9 : ; B F G 9 A ; : =! N L _ Q B ; B : a! > 9 B : B ; : = = =! > B : 7! 9 = H! H 9! 9 B B! > : ; # = ; B 7 : B : = B F B 9 G : = 9 B : ; # a G! ; A ; > ; # a 9 =! 9 B : 9 7 # H 9 F > : ; # L # 9 : = =! > B : Q ; B ž Ÿ Ÿ Ÿ ª «ª Ÿ ª L _ Q 9 : N a! Q H : B A! F B O 9 : = > > : : Q B ; H! L Ž a Q 9 ; B : B! 9 = = B B : 9 G! F B O # H G 9 ; 9 G G > 9 J $ J J R I T " S I J #! T > 9 B G 9! G ; : ± > B : ; L L K B :! G A # ² B G G? 9! G ; : #? L D L 6 L D : 7 B :! B : 7 6 G 7 B ;

42 December 18, 2015 Greg Barnes Adams County Community & Economic Development Department 4430 S Adams County Pkwy, Suite W2000 Brighton, CO RE: Pecos Place Townhomes Project No. PRC TCHD Case No Dear Mr. Barnes: Thank you for the opportunity to review and comment on the preliminary PUD, major subdivision preliminary plat, road vacations, waivers to allow access from private roads, and rezone to PUD for Pecos Townhomes located at 1750 W 53 rd Pl. Tri-County Health Department (TCHD) staff has reviewed the application for compliance with applicable environmental and public health regulations and principles of healthy community design. After reviewing the application, TCHD has the following comment. Community Design for Active Living Because chronic diseases related to physical inactivity and obesity now rank among the country s greatest public health risks, TCHD encourages community designs that make it easy for people to include regular physical activity, such as walking and bicycling, in their daily routines. At the project site level, TCHD encourages applicants to incorporate pedestrian and bicycle amenities that support the use of a broader pedestrian and bicycle network. TCHD commends the applicant for considering pedestrian and bicycle circulation within the development and connecting to existing sidewalks. Please feel free to contact me at (720) or lbroten@tchd.org if you have any questions regarding TCHD s comments. Sincerely, Laurel Broten, MPH Land Use and Built Environment Specialist Tri-County Health Department CC: Sheila Lynch, Monte Deatrich, TCHD Serving Adams, Arapahoe and Douglas Counties S. Willow Dr., Suite 100 Greenwood Village, CO

43 Siting and Land Rights Right of Way & Permits 1123 West 3 rd Avenue Denver, Colorado Telephone: Facsimile: donna.l.george@xcelenergy.com December 17, 2015 Adams County Community and Economic Development Department 4430 South Adams County Parkway, 3 rd Floor, Suite W3000 Brighton, CO Attn: Re: Greg Barnes Pecos Place Townhomes 2 nd referral, Case # PRC Public Service Company of Colorado s (PSCo) Right of Way & Permits Referral Desk has reviewed the plans for Pecos Place Townhomes and requests an exhibit or sketch of the proposed vacation area within Quivas Street. PSCo owns and operates existing natural gas and electric distribution facilities throughout the proposed project area. In order to ensure that adequate utility easements are available within this development and per state statutes (3) and (e), PSCo requests 6-foot wide dry utility easements dedicated on private property adjacent to the front lot lines along the street, and 8-foot wide dry utility easements on the rear lot lines of each lot in the subdivision. In addition, PSCo requests all private drives be dedicated as utility easements. PSCo requests that the following language or plat note be placed on the preliminary and final plats for the subdivision: These easements are dedicated to Adams County for the benefit of the applicable utility providers for the installation, maintenance, and replacement of electric, gas, television, cable, and telecommunications facilities (Dry Utilities). Utility easements shall also be granted within any access easements and private streets in the subdivision. Permanent structures, improvements, objects, buildings, wells, water meters and other objects that may interfere with the utility facilities or use thereof (Interfering Objects) shall not be permitted within said utility easements and the utility providers, as grantees, may remove any Interfering Objects at no cost to such grantees, including, without limitation, vegetation. Public Service Company of Colorado (PSCo) and its successors reserve the right to require additional easements and to require the property owner to grant PSCo an easement on its standard form. Public Service Company also requests that all utility easements be depicted graphically on the preliminary and final plats. While these easements may accommodate certain utilities to be installed in the subdivision, some additional easements may be required as planning and building progresses. In addition, (3), C.R.S., requires the subdivider, at the time of subdivision platting, to provide for major utility facilities such as electric substation sites, gas or electric transmission line easements and gas regulator/meter station sites as deemed necessary by PSCo. While this provision will not be required on every plat, when necessary, PSCo will work with the subdivider to identify appropriate locations. This statute also requires the subdivider to submit a letter of agreement to the municipal/county commission that adequate provision of electrical and/or gas service has been provided to the subdivisions. Pertaining to a rezone and given the existing facilities, Public Service Company has no objection to this proposed rezone, contingent upon PSCo s ability to maintain all existing rights and this amendment should

44 not hinder our ability for future expansion, including all present and any future accommodations for natural gas transmission and electric transmission related facilities. The property owner/developer/contractor must contact the Builder's Call Line at and complete the application process for any new gas or electric service, or modification to existing facilities. It is then the responsibility of the developer to contact the Designer assigned to the project for approval of design details. Additional easements may need to be acquired by separate document for new facilities. As a safety precaution, PSCo would like to remind the developer to call the Utility Notification Center at to have all utilities located prior to any construction. If you have any questions about this referral response, please contact me at (303) Donna George Contract Right of Way Referral Processor Public Service Company of Colorado

45 Date: 01/13/15 Project Number: PRC Project Name: Pecos Place Development Review Team Comments: Thank you for your recent development application for the Berkeley Meadows (PRC ) project. Per Section , Adams County staff referred your applications to internal and external agencies for review. The allotted time for the agencies comments expired on Friday, January 1, I am writing you to provide a summary of the comments we have received for your applications. Once you have reviewed the comments, I can organize a meeting with any Adams County staff members that may be necessary to assist you in reevaluating your project. Please note where Section is referenced, it is referring to the appropriate section of the Adams County Development Standards and Regulations. Commenting Division: Development Services, Right-Of-Way Name of Review: Bob Kovacs Date: 01/13/15 . rkovacs@adcogov.org ROW1: The following should be included as conditions within PC and BOCC resolutions for this case. - Vacated Raritan Street and Quivas Street are subject to any existing utilities and easements of record. ROW2: - A part of vacated Raritan Street as well as the one foot buffer strip to its west are subject to an easement for a private storm sewer to be created by separate document. Said easement shall be from owner of Pecos Place Subdivision Amend. No. 1 and vacated Raritan Street to the owners, and their successors and assigns, of 5350 Tejon Street. Adams County shall review and approve language of said easement document prior to its execution and recording. Said easement shall be recorded within a period of 60 days, beginning with the approval of said vacation by the Adams County Board of County Commissioners. Additional comments are shown on a redline mark-up of the draft Vacation Plat. Applicant should receive a copy of this. It has been saved to edocs # and also attached to this case, PRC

46 ROW3: Additional comments for Sheet 3 of the preliminary plat are shown on a redline mark-up thereof. Applicant should receive a copy of this. It has been saved to edocs # and also attached to this case, PRC Attachments: ROW Redline Attachment Staff s determination is that your application does address requirements to be scheduled for public hearing, therefore the project will be scheduled for Planning Commission on February 11, 2016 at 6:00 PM. The case will be referred to the Board of County Commissioners meeting on March 1, 2016 at 10:00 AM. Please contact me once you have evaluated the comments. I can set up a follow-up meeting to discuss any issues or concerns, if that is your preference. My direct telephone number is (720) , and my address is gjbarnes@adcogov.org.

47 ADAMS COUNTY FIRE RESCUE FIRE PREVENTION BUREAUU 8055 N. Washington St. Denver, CO (303) / Fax: (303) December 16, South Adams County Parkway, Suite W2000A Re: Request for Comments Case Name: Pecos Place Apartments Case Number: PRC Adams County Fire Rescue has reviewed the request for comments and we have no comments to add at this time. If any new information should come to our attention with this property then we will reevaluate the plans at that time. Chris Wilder Adams County Fire Prevention

48 October 14, 2015 Rich Barton E. Cortez Drive Scottsdale, AZ Mr. Barton: Thank you for your recent development applications for the Pecos Place (PRC ) project. Per Section , Adams County staff referred your applications to internal and external agencies for review. The allotted time for the agencies comments expired on Friday, October 2, I am writing you to provide a summary of the comments we have received for your applications. Once you have reviewed the comments, I can organize a meeting with any Adams County staff members that may be necessary to assist you in reevaluating your project. Internal Referral Comments Community and Economic Development Department Planning Concerns (Greg Barnes, gjbarnes@adcogov.org, (720) ): 1. The original Pecos Place development is zoned Residential-3 (R3). Any subdivision of land from the original development creates greater density than what the County s regulations allow. Currently, 72 dwelling units are provided on the 4.56 acre development, which is units/acre. The maximum density standard for a property zoned R3 is 14 dwelling units/acre (See Section ). Your proposal creates an R3 zoned remnant lot that would have a density that exceeds 20 units/acre. The only way to allow the amount of density that is being requested is to request a zone change of the entire (developed and undeveloped portions) Pecos Place lots. R4 and PUD could be acceptable options for zoning districts that allow this kind of density. 2. The provided plat is required to include the entirety of all lots that are being altered by the subdivision. This includes the entirety of the existing 4.56 acre lot that serves as the parent parcel for the proposed subdivision. 3. Based on staff s calculations, only 65 parking spaces are being provided in the new development. Please amend your parking calculations to correct this typo error. 4. This development must meet the following buffer requirements along areas with adjoining properties (Section ): a. Type-A Bufferyard required along adjoining properties with residential uses. This requires a five foot minimum width and one tree for every 80 linear feet. b. Type-C Buffer is required along adjoining properties with a commercial use. This requires a 15 foot minimum width with two trees for every 80 linear feet. Additionally, a 6-foot sight obscuring fence or wall is required on the interior side of the buffer. A continuous hedge may be substituted for the required

49 fence or wall, if installed at 3 feet in height with an ultimate maturity height of at least 6 feet. 5. The purpose of a Planned Unit Development zone district is to encourage the development of land as a single unit. A PUD allows greater flexibility in the design of a development. All PUD applications must meet standards that are set forth in Section 3-29 of the Adams County Development Standards. It is recommended that you provide a narrative to explain how your application conforms to the PUD requirements. In addition demonstrate how your application complies with the following design requirements: a. Use of Flexibility to Improve Design (Section ) b. Reduce Impact to Public Infrastructure and Services (Section ) c. Screening Required (Section ) d. Private streets are only allowed in a PUD if superior design for streets is provided that meets the objectives of Adams County. (Section ) e. Pedestrian and bicycle amenities, including access and circulation (Section ) f. Open Space (Section ) Right-of-Way Concerns (Bob Kovacs, rkovacs@adcogov.org, (720) ):: 1. Vacation of Quivas St. as depicted is acceptable, under the assumption that BOCC approves private streets within this subdivision. 2. Vacation of 29' wide Raritan St. is also acceptable as depicted, under the assumption that BOCC approves private streets within this subdivision. 3. The most westerly 1 foot of what would become the private Raritan Street is not County right-of-way. It was acquired by J. F. Barton in a deed. Reference this deed on the plat. 4. Proposed vacation of Raritan Street would leave to the north of it a non-county maintained 29' wide strip of right-of-way that is disconnected from any other part of the County road system. This strip of right away is adjacent to Pecos Place Amd. No. 1. Is there an interest in vacation here as well. The County cannot make any use of the property. If so, details would need to be worked out as to how much of it may legally be vacated to J.F. Barton and if any should vacate to neighbors. 5. Detailed comparison between title commitment and plat will be at time of final platting. 6. Additional comments are shown on a redline mark-up of draft plat. Engineering Concerns (Greg Labrie, glabrie@adcogov.org, (720) ):: 1. FIRM Panel # 08001CO592H - Not in Floodplain. A floodplain use permit is not required. 2. This project is disturbing more than 1 acre of land and it is located in a MS4 Permitted Area. Thus, Adams County Stormwater Management Section is requiring an Erosion and Sediment Control Template to be completed by the applicant/engineer. Please complete the template located on the Adams County Website and submit to Adams

50 County for review and approval. Adams County will keep a copy of the SWMP and will need a copy of the CDPS Permit before a Stormwater Quality Permit is issued. 3. A drainage analysis and the design of the proposed drainage improvements are required to be submitted for review and approval. 4. A Traffic Impact Study is required to be completed and submitted to Development Review Engineering for review and approval. 5. New curb, gutter, and sidewalk are required to be designed and installed along all public roadways. In which at this time would include W. 52nd Place, Raritan Street, and Quivas Street. External Referral Comments Colorado Division of Water Resources: Comment letter attached; Follow-up attached Xcel Energy: Comment letter attached Colorado Geological Survey: Comment letter attached Tri-County Health: Comment letter attached Attachments: 1. Section 3-15 (Adams County Development Standards and Regulations) 2. Section 3-29 (Adams County Development Standards and Regulations) 3. ROW Red-line drawings (edocs # ) 4. Colorado DWR Letter 5. Xcel Energy Letter 6. Colorado Geological Survey Letter 7. Tri-County Health Letter Staff s determination is that your application does not address requirements of the County s development standards and regulations. There are outstanding isuses to be resolved: threfore the project will not be scheduled for Planning Commision until the outstanding issues are determined to be suffienctly addressed. Based on the current submittal, staff would recommend denial of your application. You may choose to revise your applications, and allow staff to re-review, or you may also choose to move forward with public hearing with the knowledge that staff will recommend denial of your applications. Please contact me once you have evaluated the comments. I can set up a follow-up meeting to discuss any outstanding issues or concerns, if that is your preference. My direct telephone number is (720) , and my address is gjbarnes@adcogov.org. Sincerely, Greg Barnes Planner II