Severance planning panel recommends annexation and zoning for 159‑acre Bauer North

The Severance Planning Commission voted June 18 to forward recommendations to Town Council to annex and zone the 159‑acre Bauer North property, moving the project to the next stage of the town’s land‑use process.

Applicant Justin Hay, representing Platte Land and Water, told commissioners the concept plan envisions a roughly even split between rural single‑family lots (about 61 acres, 1–1.25‑acre parcels likely served by septic) and suburban‑perimeter lots (approximately 6,000‑square‑foot lots), plus attached for‑sale products (duplexes and townhomes). Hay said the concept contemplates “just under 400 acre lots, or units, if you will. 480 total.” He also said the project proposes roughly 25% open space — “almost 38 acres of parks and open space and drainage facilities.”

Why it matters: annexation and initial zoning let the developer move toward preliminary and final plats, where precise lot counts, utility needs and road improvements are established. Commissioners said they viewed the proposal as consistent with the town’s comprehensive plan and land‑use code, but multiple infrastructure questions remain.

Infrastructure and community concerns: During public comment and commissioner questioning, residents raised concerns about property values, neighborhood traffic and choice of builder. Dava Cook, who identified herself from Mount Andrew Drive, warned that the community “certainly don't want more Journey Homes,” referencing an ongoing class‑action suit she said is pending against that builder. The applicant replied that no builder has been selected and ownership expects to recruit builders after annexation and zoning are approved.

On water and sewer, the applicant said North Weld has lifted its moratorium and that the project expects to secure a will‑serve letter as design advances. Kevin Rorba, a traffic consultant with JR Engineering, said the team completed a traffic master study covering several miles of intersections and identified potential signal locations, concluding that operations would meet town standards. The town engineer noted the town’s wastewater treatment capacity is currently full at Windsor’s facility and that the town manager is negotiating an updated intergovernmental agreement (IGA) with Windsor to increase treatment capacity; sewer conveyance upgrades to the town’s 18‑inch interceptor were also flagged as required infrastructure work.

What the commission decided: The commission first voted to forward a recommendation of approval for annexation to Town Council, then opened and closed the zoning public hearing and voted to forward a separate recommendation for zoning, as required by municipal procedure. Both votes were approved by roll call.

Next steps: With commission recommendations in hand, the matter will proceed to Town Council for its review and final action; the applicant will need to secure will‑serve commitments, resolve sewer treatment capacity and advance preliminary plat review before building permits can be issued.

Quotes: “We will have a will serve,” the applicant said when asked about water service. Kevin Rorba summarized the traffic work: “We have done a complete traffic analysis for this project.” The town engineer cautioned: “Right now, [treatment capacity] is at capacity, but the town manager has been working with Windsor on an updated IGA to increase that capacity.”

Meeting context: The commission emphasized that annexation and zoning are early steps; if approved by Council, the applicant must return for public hearings on preliminary and final plats where lot counts, utility plans and road improvements will be finalized.