meridian ranch: windingwalk filing 1 2 pud …€¦ · pud development, preliminary plan and final...

Meridian Ranch: WindingWalk Filing 1 & 2 Prepared by N.E.S. Inc. Letter of Intent January 2018, Revised February 15, 2018

of 4 File #: PUDSP-18-002 & SF-18-002

MERIDIAN RANCH: WINDINGWALK FILING 1 & 2 PUD DEVELOPMENT, PRELIMINARY PLAN AND FINAL PLAT FOR FILING 1 LETTER OF INTENT JANUARY 2018, REVISED FEBRUARY 15, 2018 PROPERTY OWNER: DEVELOPER: CONSULTANT: Meridian Ranch Investments Inc. GTL Development, Inc. N.E.S. Inc. PO BOX 80036, 3575 Kenyon Street, 619 North Cascade Avenue, San Diego, CA 92138 San Diego, CA 92110 Colorado Springs, CO 80903

LOCATION The WindingWalk Filing 1 and 2 are located southeast of the intersection of Londonderry Road and Rainbow Bridge Drive, Peyton, Colorado. The site comprises of approximately 139 acres and is zoned PUD. To the north lies the proposed The Enclave at Stonebridge residential development, to the east The Vistas residential development, to the south Stapleton Road and west the golf course.

dsdparsons

Cloud+

dsdparsons

Cloud+

Comment 1 not addressed. Shade to show included in the PUDSP

dsdparsons

Callout

Review 1 redlines from the first review and modify the LOI please. Most of the comments remain.

abarlow

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Addressed

abarlow

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Added


of 4 File #: PUDSP-18-002 & SF-18-002

REQUEST GTL Inc. is requesting approval of the following:

1. A PUD Development/Preliminary Plan for WindingWalk Filing 1 & 2, consisting of 405 single-family dwelling lots, landscaping, open space, and trails on approximately 139 acres.

2. A Final Plat for WindingWalk Filing 1, consisting of 345 lots and 1 tracts for landscaping, open space, and utilities on approximately 25 acres.

3. A PUD Modification of ECM Section 2.5.2.C.4 in relation to the requirement to provide midblock pedestrian crossings.

4. Early District improvements at the time of plan approval by Staff, prior to going to Planning Commission.

PROJECT JUSTIFICATION a. Consistency with Approved Sketch Plan An amendment to the Sketch Plan for Meridian Ranch was approved by the Board of County Commissioners on November 10, 2015. This shows the land use designation of the area now comprising the WindingWalk Filing 1 as MR-R4 (4 du/ac). The area identified as WindingWalk Filing No.2 is shown on the 2015 Sketch Plan as a Business Park. A Sketch Plan amendment is currently in process to amend this designation to residential MR-R6 (6 du/ac). The PUD Development/Preliminary Plan for WindingWalk Filing 1 & 2 comprises 405 lots on approximately 139 acres, which represents a density of 2.91 dwellings per acre. The net density, excluding the tracts and right-of-way is 5.47 dwellings per acre. The PUD Development/ Preliminary Plan is, therefore, in accordance with the approved Sketch Plan. b. County Policy Plan and Small Area Plan Compliance Meridian Ranch is identified as part of the Approved Development Pattern within the Falcon/Peyton Small Area Plan. As such it accords with the goals of the plan to meet the housing needs of existing and new residents with a diversity and variety of housing type, size, and location. The proposed residential subdivision also satisfies the following policies of the County Policy Plan: Policy 6.1.3: Encourage new development which is contiguous and compatible with previously developed areas in terms of factors such as density, land use and access. Policy 6.1.11: Plan and implement land development so that it will be functionally and aesthetically integrated within the context of adjoining properties and uses.

dsdparsons

Callout

The request is approved you will need to amend this portion of the LOI to reflect the 2018 approval.

dsdparsons

Callout

List (wet utilities and storm sewer, etc...? with plat?) Add the EGP approval and what it included to the background

dsdparsons

Arrow

dsdparsons

Callout

Submit an associated Deviation Request for the PUD Modification.

abarlow

Callout

Added

abarlow

Callout

Amended

abarlow

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Deviation included with resubmittal

abarlow

Callout

This entire section has been reformatted to specifically address the PUD and Prelim Plan review criteria as requested below


of 4 File #: PUDSP-18-002 & SF-18-002

c. Parks and Open Space Requirement WindingWalk Filing 1 & 2 includes open space tracts approximately 29 acres, a neighborhood park of approximately 2 acres and trial connection to the extensive trail and open space provision within Meridian Ranch. The neighborhood park will be owned and operated by the Meridian Service Metropolitan District, and will not be dedicated to the County. As required by Section 8.5.3 of the Land Development Code, the fees in lieu of park land dedication are $272 per subdivision lot for Urban Parks and $430 per subdivision lot for Regional Parks. The required fees in lieu for this project are:

Winding Walk Filing 1 & 2

Urban $110,160

Regional $174,150

Total $284,310

The regional park fees are offset by the dedication of land to the County for the Falcon Regional Park per the overall Parks Land Agreement for Meridian Ranch. Credit for the urban park fees will be requested through a Parks Land Agreement at the time of platting to offset the costs of construction the neighborhood park, landscaped open space and trail improvements referenced above. d. PUD Modification

Section 2.5.2.C.4 of the ECM states that block lengths in excess of 600 feet shall require pedestrian access to be provided approximately midway through the block. The streets that do not meet this requirement are Winding Walk Drive, Fairway Glen Cir., Porch Swing Lane, Winding Glen Lane, Morning Creek Lane, Scenic Walk Trail, and Morning Breeze Way. In these cases the need for a midblock crossing is not considered necessary as there is no pedestrian destination in these areas that would necessitate a midblock crossing. e. Drainage A Preliminary/Final Drainage Report for the WindingWalk Filing 1 & 2 is submitted with this application package. f. Traffic A Traffic Report prepared by LSC is submitted in support of this application. g. Geotechnical Report A Geotechnical Report prepared by Entech Engineering Inc. is submitted in support of this application.

dsdparsons

Callout

Please see section 4.2.6.F.2.h of the LDC and add a basis for the request that is consistent with the necessary findings by the BoCC

abarlow

Callout

Added to PUD justification


of 4 File #: PUDSP-18-002 & SF-18-002

h. Utilities

Meridian Service Metropolitan District will provide central water and sanitary sewer service to the project. Mountain View Electric Association, Inc. will supply electricity service and Black Hills Energy will supply natural gas.

i. Wildlife Winding Walk Filings 1 & 2 at Meridian Ranch are developing areas and there is no significant impact to wildlife. In accordance with the impact identification report of the Meridian Ranch Sketch Plan, in 2009 the property was assessed for Preble’s Meadow Jumping Mouse and Ute Ladies’-tresses Orchid habitat but was found to be unsuitable for these threatened species. The U.S. Fish and Wildlife Service reviewed the studies and agreed with these findings. At the time of the 2009 Sketch Plan approval, the Colorado Division of Wildlife Impact Maps indicated that Pronghorn Antelope may range within the Sketch Plan area. Pronghorn Antelope are rated as being subject to potentially moderate impacts from the effects of development. The two drainage corridors within the Meridian Ranch Sketch Plan may allow for the migration of the Pronghorn Antelope. The fencing used within Meridian Ranch is compatible with the wildlife needs. P:\GTL\Meridian Ranch\Admin\Winding Walk\Submittals\2nd Submittal\Letter of Intent_winding walk_revised 02.15.18.docx

dsdparsons

Callout

Identify how you meet the PUD and preliminary plan criteria. I suggest identifying the approval criteria and providing a sentence or two below each. [You may want to separate the Plat LOI from this one so The plat LOI is not so lengthy-plat comment].

abarlow

Callout

This entire section has been reformatted to specifically address the PUD and Prelim Plan review criteria as requested

abarlow

Callout

Separate LOI created for the Plat

Markup Summary

Subject: Cloud+Page Label: 1Lock: UnlockedStatus: Checkmark: UncheckedAuthor: dsdparsonsDate: 5/3/2018 12:54:53 PMColor:

Comment 1 not addressed. Shade to showincluded in the PUDSP

dsdparsons (9)

Subject: CalloutPage Label: 1Lock: UnlockedStatus: Checkmark: UncheckedAuthor: dsdparsonsDate: 5/3/2018 1:07:06 PMColor:

Review 1 redlines from the first review and modifythe LOI please. Most of the comments remain.


Submit an associated Deviation Request for thePUD Modification.


If/when the request is approved you will need toamend this portion of the LOI to reflect the 2018approval.

Subject: ArrowPage Label: 2Lock: UnlockedStatus: Checkmark: UncheckedAuthor: dsdparsonsDate: 5/3/2018 3:48:56 PMColor:


Discuss with Elizabeth and Craig- Normally theBoCC has to approve if not approved withpreliminary plan.

Comment 1 notaddressed. Shade toshow included in thePUDSP

Meridian Ranch: WindingWalk Filing 1 & 2 Prepared by N.E.SLetter of Intent January 2018, Revised February 15,

MERIDIAN RANCH: WINDINGWALK FILING 1 & 2 PUD DEVELOPMENT, PRELIMINARY PLAN AND FINAL PLAT FOR FILING 1 LETTER OF INTENT JANUARY 2018, REVISED FEBRUARY 15, 2018 PROPERTY OWNER: DEVELOPER: CONSULTANT:

Review 1 redlines from the first reviewand modify the LOI please. Most ofthe comments remain.

Page 2 of 4 File #: PUDSP-18-002 & SF-18-002

GTL Inc. is requesting approval of the following:





PROJECT JUSTIFICATION a. Consistency with Approved Sketch Plan An amendment to the Sketch Plan for Meridian Ranch was approved by the Board of County Commissioners on November 10, 2015. This shows the land use designation of the area now comprising the WindingWalk Filing 1 as MR-R4 (4 du/ac). The area identified as WindingWalk Filing No.2 is shown on the 2015 Sketch Plan as a Business Park. A Sketch Plan amendment is currently in process to amend this designation to residential MR-R6 (6 du/ac). The PUD Development/Preliminary Plan for WindingWalk Filing 1 & 2 comprises 405 lots on approximately 139 acres, which represents a density of 2.91 dwellings per acre. The net density, excluding the tracts and right-of-way is 5.47 dwellings per acre. The PUD Development/ Preliminary Plan is, therefore, in accordance with the approved Sketch Plan. b. County Policy Plan and Small Area Plan Compliance Meridian Ranch is identified as part of the Approved Development Pattern within the Falcon/Peyton Small Area Plan. As such it accords with the goals of the plan to meet the housing needs of existing and new residents with a diversity and variety of housing type, size, and location. The proposed residential subdivision also satisfies the following policies of the County Policy Plan: Policy 6.1.3: Encourage new development which is contiguous and compatible with previously developed areas in terms of factors such as density, land use and access. Policy 6.1.11: Plan and implement land development so that it will be functionally and aesthetically integrated within the context of adjoining properties and uses. Submit an associated

Deviation Request forthe PUD Modification.

relation to the requirement to provide midblock

approval by Staff, prior to going to Planning

was approved by the Board of County land use designation of the area now comprising

If/when the request isapproved you willneed to amend thisportion of the LOI toreflect the 2018approval.

wing:

an for WindingWalk Filing 1 & 2, consisting of 405 single-pen space, and trails on approximately 139 acres. 1, consisting of 345 lots and 1 tracts for landscaping, open ly 25 acres.

n 2.5.2.C.4 in relation to the requirement to provide midbloc

time of plan approval by Staff, prior to going to Planning


1. A PUD Development/Preliminary Plan for WindingWalk Filing 1 & 2, cofamily dwelling lots, landscaping, open space, and trails on approxima

2. A Final Plat for WindingWalk Filing 1, consisting of 345 lots and 1 tractspace, and utilities on approximately 25 acres.

3. A PUD Modification of ECM Section 2.5.2.C.4 in relation to the requirepedestrian crossings.

4. Early District improvements at the time of plan approval by Staff, prioCommission.

PROJECT JUSTIFICATION a. Consistency with Approved Sketch Plan An amendment to the Sketch Plan for Meridian Ranch was approved by the BoCommissioners on November 10, 2015. This shows the land use designation othe WindingWalk Filing 1 as MR-R4 (4 du/ac). The area identified as WindingWon the 2015 Sketch Plan as a Business Park. A Sketch Plan amendment is currthis designation to residential MR-R6 (6 du/ac). The PUD Development/Preliminary Plan for WindingWalk Filing 1 & 2 comprisapproximately 139 acres, which represents a density of 2.91 dwellings per acrexcluding the tracts and right-of-way is 5.47 dwellings per acre. The PUD Dev

Discuss with Elizabeth and Craig- Normally the BoCChas to approve if not approved with preliminary plan.


List (wet utilities and storm sewer, etc...? withplat?) Add the EGP approval and what itincluded to the background


Please see section 4.2.6.F.2.h of the LDC and adda basis for the request that is consistent with thenecessary findings by the BoCC


Identify how you meet the PUD and preliminaryplan criteria. I suggest identifying the approvalcriteria and providing a sentence or two beloweach.

: WindingWalk Filing 1 & 2 Prepared by N.E.S. Inc. January 2018, Revised February 15, 2018

questing approval of the following:

D Development/Preliminary Plan for WindingWalk Filing 1 & 2, consisting of 405 single-y dwelling lots, landscaping, open space, and trails on approximately 139 acres. al Plat for WindingWalk Filing 1, consisting of 345 lots and 1 tracts for landscaping, open e, and utilities on approximately 25 acres. D Modification of ECM Section 2.5.2.C.4 in relation to the requirement to provide midblock strian crossings. District improvements at the time of plan approval by Staff, prior to going to Planning mission.

FICATION

ncy with Approved Sketch Plan

nt to the Sketch Plan for Meridian Ranch was approved by the Board of County rs on November 10, 2015. This shows the land use designation of the area now comprising

List (wet utilities and storm sewer, etc...? with plat?) Add the EGPapproval and what it included to the background

approximately 2 acres and trial connection to the extensive trail and open space provision within Meridian Ranch. The neighborhood park will be owned and operated by the Meridian Service Metropolitan District, and will not be dedicated to the County. As required by Section 8.5.3 of the Land Development Code, the fees in lieu of park land dedication are $272 per subdivision lot for Urban Parks and $430 per subdivision lot for Regional Parks. The required fees in lieu for this project are:


Urban $110,160

Regional $174,150

Total $284,310


Section 2.5.2.C.4 of the ECM states that block lengths in excess of 600 feet shall require pedestrian access to be provided approximately midway through the block. The streets that do not meet this requirement are Winding Walk Drive, Fairway Glen Cir., Porch Swing Lane, Winding Glen Lane, Morning Creek Lane, Scenic Walk Trail, and Morning Breeze Way. In these cases the need for a midblock crossing is not considered necessary as there is no pedestrian destination in these areas that would necessitate a midblock crossing. e. Drainage A Preliminary/Final Drainage Report for the WindingWalk Filing 1 & 2 is submitted with this application package. f. Traffic A Traffic Report prepared by LSC is submitted in support of this application.

Please see section 4.2.6.F.2.h of the LDC and add a basis for the request that isconsistent with the necessary findings by the BoCC

Identify how you meetthe PUD andpreliminary plancriteria. I suggestidentifying theapproval criteria andproviding a sentenceor two below each.

Markup Summary

Subject: Cloud+Page Label: 1Lock: UnlockedStatus: Checkmark: UncheckedAuthor: dsdparsonsDate: 5/3/2018 12:54:53 PMColor:

Comment 1 not addressed. Shade to showincluded in the PUDSP

dsdparsons (8)


Review 1 redlines from the first review and modifythe LOI please. Most of the comments remain.


Submit an associated Deviation Request for thePUD Modification.


The request is approved you will need to amendthis portion of the LOI to reflect the 2018 approval.

Subject: ArrowPage Label: 2Lock: UnlockedStatus: Checkmark: UncheckedAuthor: dsdparsonsDate: 5/3/2018 3:48:56 PMColor:


List (wet utilities and storm sewer, etc...? withplat?) Add the EGP approval and what itincluded to the background

Comment 1 notaddressed. Shade toshow included in thePUDSP

Meridian Ranch: WindingWalk Filing 1 & 2 Prepared by N.E.SLetter of Intent January 2018, Revised February 15,

MERIDIAN RANCH: WINDINGWALK FILING 1 & 2 PUD DEVELOPMENT, PRELIMINARY PLAN AND FINAL PLAT FOR FILING 1 LETTER OF INTENT JANUARY 2018, REVISED FEBRUARY 15, 2018 PROPERTY OWNER: DEVELOPER: CONSULTANT:

Review 1 redlines from the first reviewand modify the LOI please. Most ofthe comments remain.

Page 2 of 4 File #: PUDSP-18-002 & SF-18-002






PROJECT JUSTIFICATION a. Consistency with Approved Sketch Plan An amendment to the Sketch Plan for Meridian Ranch was approved by the Board of County Commissioners on November 10, 2015. This shows the land use designation of the area now comprising the WindingWalk Filing 1 as MR-R4 (4 du/ac). The area identified as WindingWalk Filing No.2 is shown on the 2015 Sketch Plan as a Business Park. A Sketch Plan amendment is currently in process to amend this designation to residential MR-R6 (6 du/ac). The PUD Development/Preliminary Plan for WindingWalk Filing 1 & 2 comprises 405 lots on approximately 139 acres, which represents a density of 2.91 dwellings per acre. The net density, excluding the tracts and right-of-way is 5.47 dwellings per acre. The PUD Development/ Preliminary Plan is, therefore, in accordance with the approved Sketch Plan. b. County Policy Plan and Small Area Plan Compliance Meridian Ranch is identified as part of the Approved Development Pattern within the Falcon/Peyton Small Area Plan. As such it accords with the goals of the plan to meet the housing needs of existing and new residents with a diversity and variety of housing type, size, and location. The proposed residential subdivision also satisfies the following policies of the County Policy Plan: Policy 6.1.3: Encourage new development which is contiguous and compatible with previously developed areas in terms of factors such as density, land use and access. Policy 6.1.11: Plan and implement land development so that it will be functionally and aesthetically integrated within the context of adjoining properties and uses. Submit an associated

Deviation Request forthe PUD Modification.

nt/Preliminary Plan for WindingWalk Filing 1 & 2, consisting of 405 single-s, landscaping, open space, and trails on approximately 139 acres. ndingWalk Filing 1, consisting of 345 lots and 1 tracts for landscaping, open

on approximately 25 acres. n of ECM Section 2.5.2.C.4 in relation to the requirement to provide midblock gs. vements at the time of plan approval by Staff, prior to going to Planning

oved Sketch Plan

ch Plan for Meridian Ranch was approved by the Board of County ber 10, 2015. This shows the land use designation of the area now comprising s MR-R4 (4 du/ac). The area identified as WindingWalk Filing No.2 is shown a Business Park. A Sketch Plan amendment is currently in process to amend tial MR-R6 (6 du/ac).

liminary Plan for WindingWalk Filing 1 & 2 comprises 405 lots on which represents a density of 2.91 dwellings per acre. The net density,

The request isapproved you willneed to amend thisportion of the LOI toreflect the 2018approval.

wing:

an for WindingWalk Filing 1 & 2, consisting of 405 single-pen space, and trails on approximately 139 acres. 1, consisting of 345 lots and 1 tracts for landscaping, open ly 25 acres.

n 2.5.2.C.4 in relation to the requirement to provide midbloc

time of plan approval by Staff, prior to going to Planning

: WindingWalk Filing 1 & 2 Prepared by N.E.S. Inc. January 2018, Revised February 15, 2018

questing approval of the following:

D Development/Preliminary Plan for WindingWalk Filing 1 & 2, consisting of 405 single-y dwelling lots, landscaping, open space, and trails on approximately 139 acres. al Plat for WindingWalk Filing 1, consisting of 345 lots and 1 tracts for landscaping, open e, and utilities on approximately 25 acres. D Modification of ECM Section 2.5.2.C.4 in relation to the requirement to provide midblock strian crossings. District improvements at the time of plan approval by Staff, prior to going to Planning mission.

FICATION

ncy with Approved Sketch Plan

nt to the Sketch Plan for Meridian Ranch was approved by the Board of County rs on November 10, 2015. This shows the land use designation of the area now comprising

List (wet utilities and storm sewer, etc...? with plat?) Add the EGPapproval and what it included to the background


Please see section 4.2.6.F.2.h of the LDC and adda basis for the request that is consistent with thenecessary findings by the BoCC


Identify how you meet the PUD and preliminaryplan criteria. I suggest identifying the approvalcriteria and providing a sentence or two beloweach. [You may want to separate the Plat LOIfrom this one so The plat LOI is not so lengthy-platcomment].

approximately 2 acres and trial connection to the extensive trail and open space provision within Meridian Ranch. The neighborhood park will be owned and operated by the Meridian Service Metropolitan District, and will not be dedicated to the County. As required by Section 8.5.3 of the Land Development Code, the fees in lieu of park land dedication are $272 per subdivision lot for Urban Parks and $430 per subdivision lot for Regional Parks. The required fees in lieu for this project are:


Urban $110,160

Regional $174,150

Total $284,310


Section 2.5.2.C.4 of the ECM states that block lengths in excess of 600 feet shall require pedestrian access to be provided approximately midway through the block. The streets that do not meet this requirement are Winding Walk Drive, Fairway Glen Cir., Porch Swing Lane, Winding Glen Lane, Morning Creek Lane, Scenic Walk Trail, and Morning Breeze Way. In these cases the need for a midblock crossing is not considered necessary as there is no pedestrian destination in these areas that would necessitate a midblock crossing. e. Drainage A Preliminary/Final Drainage Report for the WindingWalk Filing 1 & 2 is submitted with this application package. f. Traffic A Traffic Report prepared by LSC is submitted in support of this application.

Please see section 4.2.6.F.2.h of the LDC and add a basis for the request that isconsistent with the necessary findings by the BoCC

fencing used within Meridian Ranch is compatible with the wildlife needs. P:\GTL\Meridian Ranch\Admin\Winding Walk\Submittals\2nd Submittal\Letter of Intent_winding walk_revised 02.15.18.docx

Identify how you meetthe PUD andpreliminary plancriteria. I suggestidentifying theapproval criteria andproviding a sentenceor two below each. [You may want toseparate the Plat LOIfrom this one so Theplat LOI is not solengthy-platcomment].

meridian ranch: windingwalk filing 1 2 pud …€¦ · pud development, preliminary plan and final...

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