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Home My WebLink About20102233.tiff a • Al Weld County Referral July '127-2010 —, r ... r. 111 _.: , , , C. ' ', JUL 1 42010 �:J COLORADO , FP n l L V•i(R T The Weld County Department of Planning Services has received the following item for review: Applicant I Country Meadows Estates Case Number PZ-1153 LLC (Trott) • Please Reply By August 12, 2010 Planner 'Chris Gathman Project I A Change of Zone from A(Agricultural) to PUD for nine (9) residential lots with Estate Zone Uses (Country Meadow Estates) along with .78 acres of open space. Legal Lot B RE-4571; Part of the N2SE4 of Section 7, T4N, R68W of the 6th P.M., Weld County, Colorado. Location West of and adjacent to CR 3 and 1/4 mile north of CR 46. • Parcel Number 1016 07 400009 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. You will be notified in writing of the Planning Commission date once the date is determined. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan because We have reviewed the request and find no conflicts with our interests. See attached letter. Comments: Signature Nli/ Date 8 - 9 - /O Agency LI • • EXHIBIT •*Weld County Planning Dept. •:•1555 N 17th Ave, Greeley, CO. 80631 •*(970) y 6498 fax 2010-2233 °4"'' r ti * Planning De�rfinent r-FLEY OFFICE • Mot MEMORANDUM ' TO: Chris Gathman, Planning Services DATE: August 9, 2010 W�`p c• FROM: Donald Carroll, Engineering Administrator / COLORADO SUBJECT: PZ-1153, Country Meadow Estates (Trott) PUD 9-Lot Residential Change of Zone The Weld County Public Works Department reviewed the submitted application for critical items, including but not limited to Site Plan, Traffic Study, Preliminary Drainage Report, Geotechnical Soils Report, and Flood Hazard Development Permit. Comments made during this stage of the review process will not be all inclusive, as revised materials are submitted other concerns or issues may arise. All issues of concern and critical issues during further review must be resolved with the Public Works Department. COMMENTS: Weld County Road Classification Plan WCR 3 is a local gravel road and requires a 60-foot right-of-way at full build out. There is presently a 60-foot right-of-way. This road is maintained by Weld County. Pursuant to the definition of SETBACK in the Weld County Zoning (23-1-90), the required setback is measured from the •ture right-of-way line. REQUIREMENTS: Pursuant to Chapter 15, Articles I and II of the Weld County Code, if noxious weeds exist on the property or become established as a result of the proposed development, the applicant/landowner shall be responsible for controlling the noxious weeds. All vegetation, other than grasses, needs to be maintained at a maximum height of 12 inches until the area is completely developed. Please add the following additional items to the plat drawing: • Label cul-de-sac turn around radii • Show Right-of-Way of property line adjacent to WCR 3 • Show the culvert size at the entrance Please remove the reference to recycled concrete from the Vehicle Tracking Pad detail on sheet 4 of the Change of Zone Plat drawings. Road Access Policy: (Policy Established Sec. 8-2-10) Intersection sight distance triangles at the development entrance(s) will be required. All landscaping within the triangles must be less than 21/2 feet in height at maturity, and noted on the final roadway plans. The applicant shall complete a Weld County Road Access Permit. If a drainage culvert is required the County shall size your drainage culvert, width and location of your Access point. Contact Public Works Traffic Engineer. apical Road Section Rural Subdivision Local (minor) shall have adequate turning radiuses, a stop sign, a Wainage culvert. The internal roadway is identified as unpaved (gravel). The typical cross-section for this type of PUD will be 26 feet wide, four inches of aggregate base course, Class 6, 60 feet of right-of-way with a minimum of 50 feet cul-de-sac turn-around. Each lot is required to have a 15-inch minimum diameter drainage culvert, one access internal per lot. Ile homeowner's association (HOA) shall be responsible for maintenance of roadways, open space, and drainage facilities. Traffic Study: A traffic study is not required at this time, but if background traffic and traffic from the proposed PUD exceed the triggers for dust control (200 vpd) on WCR 3, the applicant will be required to pay a proportional share of the proposed PUD's traffic volume for the maintenance (magnesium chloride) of WCR 3. Preliminary Drainage Report: A change of zone drainage report was received for this project. It was stamped and signed by Mark J Lovato, P.E. Number 35184 and dated June 28, 2010. The report contains a scenario for the detention pond and a scenario for the water quality feature with no other detention. At the time of the report submittal, the applicant had not determined which scenario would be utilized for the Final Plat. The Change of Zone Drainage Report appears to be acceptable to Public Works. Please address the following comments in the Final Plat Drainage Report: 1. Please utilize the Change of Zone and Final Drainage Report requirements that are outlined in the Weld County Storm Drainage Criteria Addendum for the Final Drainage Report. 2. Please provide 2-foot contour information for the entire subdivision site and for 200 feet outside of the property boundaries. Flood Hazard Area: The subdivision is not located within a 100-year floodplain as mapped by FEMA. Improvements Agreement: An improvements agreement will be required prior to recording of the final plat. The improvements agreement will include the proportional share of dust control on WCR 3. PZ-1153 M:\PLANNING—DEVELOPMENT REVIEW\2-Change of Zone(Z,CZ, PZ,MZ,AMPZ)\PZ-1153 Country Meadow Estates\PZ-1153-A.docx • 2 • Memorandum TO: Chris Gathman, W.C. Planning lugge, DATE: August 9, 2010 FROM: Lauren Light, W.C. Department of Public COLORAD Health and Environment CASE NO.: PZ-1153 NAME: Country Meadows Estates The Weld County Health Department has reviewed this proposal. The applicant proposes a 9 lot PUD on 58 acres. The minimum lot size of 3.4 acres, coupled with the overall density of one septic system per 6.4 acres does meet current Department policy. The application has satisfied Chapter 27 of the Weld County Code in regard to water service. A letter of commitment to serve the 9 lots was received from Little Thompson Water District. The application has satisfied Chapter 27 of the Weld County Code in regard to sewer • service. Sewer will be provided by individual sewage disposal systems. As no new percolation data has been submitted since the sketch plan application, the sketch plan comments are reiterated here: The preliminary percolation data conducted by Ground Engineering Consultants, Inc. dated July 11, 2007, indicates the site will be suitable for conventional septic systems. The soils data provided indicate sand and clay soils were encountered in the upper 10 feet. Clay soils have slow permeability characteristics which may require engineered septic systems on some of the lots. Groundwater was encountered at 8 feet which could be an issue with the installation of Individual Sewage Disposal Systems as groundwater levels fluctuate seasonally. Individual percolation tests are required for each lot when septic permits are applied for which will address groundwater level as well as soil types. This Department recommends that language for the preservation and/or protection of the absorption field envelope shall be placed in the development covenants as well as a note on the change of zone and the final plat. The note should state that activities such as landscaping (i.e. planting of trees and shrubs) and construction (i.e. auxiliary structures, dirt mounds, etc.) activities are expressly prohibited in the designated absorption field site. This Department is not requiring septic system envelopes on the lots due to the large lot sizes and adequate soils. • The environmental impact plan (section 27-6-40) adequately addresses all environmental • impacts. The Department recommends approval with the following conditions, which should appear as notes on the change of zone and final plats: 1. Water service shall be obtained from Little Thompson Water District 2. This subdivision is in rural Weld County and is not served by a municipal sanitary sewer system. Sewage disposal shall be by septic systems designed in accordance with the regulations of the Colorado Department of Public Health and Environment, Water Quality Control Division and the Weld County Code in effect at the time of construction, repair, replacement, or modification of the system. 3. During development of the site, all land disturbances shall be conducted so that nuisance conditions are not created. If dust emissions create nuisance conditions, at the request of the Weld County Health Department, a fugitive dust control plan must be submitted. 4. In accordance with the Regulations of the Colorado Air Quality Control Commission any development that disturbs more than 5 acres of land must incorporate all available and practical methods that are technologically feasible and economically reasonable in order to minimize dust emissions. • 5. If land development creates more than a 25-acre contiguous disturbance, or exceeds 6 months in duration, the responsible party shall prepare a fugitive dust control plan, submit an air pollution emissions notice, and apply for a permit from the Colorado Department of Public Health and Environment. 6. Weld County's "Right to Farm" as provided in Appendix 22-E of the Weld County Code shall be placed on any recorded plat. 7. A stormwater discharge permit may be required for a development/redevelopment /construction site where a contiguous or non-contiguous land disturbance is greater than or equal to one acre in area. Contact the Water Quality Control Division of the Colorado Department of Public Health and the Environment at www.cdphe.state.co.us/wq/PermitsUnit for more information. 8. Activities such as landscaping (i.e. planting of trees and shrubs) and construction (i.e. auxiliary structures, dirt mounds, etc.) activities are expressly prohibited in the designated absorption field site 1. Prior to acceptance of the covenants the following language should be included in the covenants: Activities such as landscaping (i.e. planting of trees and shrubs) and construction (i.e. • auxiliary structures, dirt mounds, etc.) activities are expressly prohibited in the designated absorption field site Chris Gathman om: Michael Bruner[mbruner@berthoudfire.org] nt: Friday, July 16, 2010 9:18 AM 0: Chris Gathman Subject: PZ-1153 Comments! Chris: In reference to Mr. Trott's variance request to extend the maximum allowable length of the road. The provided turn-out on the second turn of the road (at lots 1& 8) will be sufficient for maneuvering for our fire apparatus. Fire hydrant spacing also meets our requirements. Berthoud Fire Protection District approves the variance requested by Mr. Trott which allows Ridge View Road to exceed 1500 feet. Please feel free to contact me with any questions. • P. Michael Bruner Fire Marshal Berthoud Fire Protection District (970)532-2264 • 1 Print Form (it Le • Weld County Referral July 12, 2010 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Country Meadows Estates Case Number PZ-1153 LLC (Trott) Cease Reply By August 12, 2010 Planner Chris Gathman Project A Change of Zone from A (Agricultural)to PUD for nine (9) residential lots with Estate Zone Uses (Country Meadow Estates)along with .78 acres of open space. Legal Lot B RE-4571; Part of the N2SE4 of Section 7, T4N, R68W of the 6th P.M., Weld County, Colorado. Location West of and adjacent to CR 3 and 1/4 mile north of CR 46. Parcel Number 1016 07 400009 • The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. You will be notified in writing of the Planning Commission date once the date is determined. ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan because £f We have reviewed the request and find no conflicts with our interests. O See attached letter. Comments: Previous comments regarding the Country Meadows Estates subdivision were provided in a letter dated May 1,2009(copy attached). A letter of commitment from the Little Thompson Water District to serve nine residential lots on this property was provided in support of the subject change of zone request. Signature Sarah Reinsel,P.E. Date 07/20/2010 Agency Division of Water Resources • +Weld County Planning Dept. +1555 N 171h Ave,Greeley,CO.80631 O(970)353-6100 ext.3540 +(970)304-6498 fax tot * aao66 • �4.Oc COQ DEPARTMENT OF NATURAL RESOURCES -, , ��° DIVISION OF WATER RESOURCES f �` -coy * May 1, 2009 Bill Ritter,Jr. * 1876 * Govemor Harris D.Sherman Michelle Martin Executive Director Weld County Planning Department Dick Wolfe,P.E. 4209 CR 24.5 Director Longmont, CO 80504 Re: Country Meadow Estates PUD Sketch Plan Case No. PK-1153 SE1/4 of Sec.7, T4N, R68W, 6th P.M. Water Division 1,Water District 4 Dear Ms. Martin: We have reviewed the above referenced proposal to subdivide a 71-acre parcel into nine residential lots with an average lot size of 7.5 acres. A Water Supply Information Summary Sheet was not included in the submittal materials. The Little Thompson Water District(District) is the proposed water supplier. However, a letter of commitment from the District was not included in the submittal materials. Based on information on file in this office, the District will require the developer to purchase and transfer to the District 1.4 shares of Colorado Big Thompson (CBT)water per lot prior to the tap activation. • Pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State Engineer's office offers the opinion that with the District as the water supplier, the proposed water supply may be provided without causing material injury to existing water rights and the supply is expected to be adequate, provided the applicant obtain a letter of commitment for service from the District for this subdivision. We recommend that the County obtain a signed copy of the water service agreement from the District prior to the final approval of the subdivision. If you have any questions in this matter, please contact Don West of this office. Sincerely, Jeff Deatherage, P.E. Water Resource Engineer cc: Jim Hall, Division Engineer Water Supply Branch Subdivision File JD/ddw/Country Meadow Estates Sub(Weld) • • Office of the State Engineer 1313 Sherman Street,Suite 818•Denver,CO 80203•Phone:303-866-3581 •Fax:303-866-3589 www.water.state.co.us STATE OF COLORADO Bill Ritter,Jr.,Governor GO-T r7 DEPARTMENT OF TURAL DIVISION AOF RESOURCES % 14g AN EQUAL OPPORTUNITY EMPLOYER �° OF - Thomas E. Remington, Director Weld County Planning Department 6060 Broadway Pa For Wildlife- Denver, Colorado 80216 GREELEY OFFICE For People Telephone: (303)297-1192 wildlife.state.co.us AUG 24 7010 August6,2010 RECEIVED Weld County Planning ATTN: Chris Gathman 918 10th Street Greeley, CO 80631 Reference: Country Meadows Estates LLC,case PZ-1 153 Dear Chris: Thank you for allowing the Colorado Division of Wildlife(CDOW)to review the references plan. District Wildlife Manager Suzanne Kloster made a site visit and consulted CDOW Information Source Maps for Weld County to assist in compiling comments found in this letter. This general area provides winter range for bald eagles, overall range for black-tailed prairie dogs,foraging range for ducks and geese, overall range for mule deer, overall range for pheasant,overall range for Preble's meadow jumping mouse(PMJM),and overall range for • white-tailed deer. Additionally,typical species that may be found on site include: coyote,red fox, raccoon, striped skunk, songbirds, miscellaneous raptors, amphibians and snakes. A mature tree in this area may provide nesting sites,and resting, hunting and night perches for a variety of raptors. A raptor survey may be warranted immediately prior to development to determine utilization of the site and possible negative impacts on raptors if any development will affect this tree. Please refer to Recommended Buffer Zones and Seasonal Restrictions for Colorado Raptors,available from CDOW on request,for recommendations on setbacks and seasonal restrictions to protect raptors. Noxious weeds are a serious threat to wildlife habitat, and a difficult and costly issue for landowners. To minimize the chance of spreading weed seed, construction equipment should be cleaned thoroughly prior to off loading at the development site,and again before the equipment leaves the property. It would also be valuable to have a weed management plan in place during construction as well as after development is completed. Livestock allowed on site should be secured in facilities that provide adequate protection from predators,and leash laws will protect wildlife and pets. Abatement of routine wildlife issues on private lands is the responsibility of the property owner. We would recommend the CDOW publication,Developing with Wildlife in Mind, for ideas on how to minimize risk for people and wildlife. Potential property owners will find additional recommendations and information in these CDOW publications: Your Guide to Avoiding Human-Coyote Conflicts,Living With Wildlife: Canada Geese,Don't Feed the Wildlife, and Too Close For Comfort. All of these brochures may be found on the CDOW website(http://wildlife.state.co.us/Education/Living With Wildlife/). Hunting has been a long-standing tradition in this area. Hunting is a primary tool for balancing wildlife populations with available habitat,and hunting provides economic benefit to landowners and the local community.Continued hunting on this parcel at landowner's discretion should continue until development • precludes it.Once again,thank you for the opportunity to comment on this proposal. If you have questions DEPARTMENT OF NATURAL RESOURCES,Mike King,Executive Director WILDLIFE COMMISSION,Tim Glenn,Chair•Robert Streeter,Vice Chair•Mark Smith,Secretary regarding these comments or we may be of further assistance,please contact District Wildlife Manager Suzanne Kloster at 303-485-0593. • Sincerely, �.j Larry Rogstad Area Wildlife Manager Cc: S. Yamashita,K. Green, L. Rogstad, S. Kloster,file • • Hello