HomeMy WebLinkAbout20102248.tiff Weld County Planning Department
GREELEY OFFICE
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• (it MEMORANDUNkECE VED
TO: Chris Gathman, Planning Services DATE: July 2, 2010 FROM: di Hansen, P.E., Public Works Departmena
UBJECT:IPZ-1150, Sherry Wigaard d &Velois Smith
COLORADO
Weld County Public Works Department has reviewed these Change of Zone materials and has the
following development referral comments. Comments made during this stage of the review process may
not be all-inclusive, as revised materials will have to be resubmitted and other concerns or issues may
arise during further review. Any issues of concern must be resolved with the Public Works Department
prior to recording the Change of Zone.
Plat:
1. Please identify Annie Lane as being privately maintained.
2. Please show utility easements for the proposed lots.
3. Pursuant to Chapter 15, Articles I and 11 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.
• External Roads:
WCR 55 is a collector road and requires an 80-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 future right-of-way line.
The Right of Way along WCR 3 has been documented in the COZ plat, and is acceptable to Public
Works.
This portion of WCR 6 right-of-way was vacated by the County and the note on the plat calling out the
vacation is acceptable to Public Works.
4. The applicant shall obtain an Access Permit for the subdivision access onto WCR 55. Please
contact the Public Works Traffic Engineer to obtain the permit.
Internal Roads:
5. It is Public Works recommendation to not take maintenance or jurisdiction of the internal
roadway. The internal roads shall be maintained by the Homeowners Association. The applicant
shall enter into an Improvements Agreement for Private Road maintenance at the time of Final
Plat submittal.
Drainage:
Public Works received a report entitled Preliminary Storm Drainage Study dated November 12, 2009, as
well as an Addendum Memo entitled Drainage Report for Wiggard Smith Estates dated March 9. 2010
• together herein referred to as the drainage report. The report and addendum was submitted by Edgar B.
Jennings (P.E. & P.L.S. #11619). The proposed subdivision includes 8 lots and two outlots on
approximately 46.76 acres west of and adjacent to WCR 55 and south of the previously vacated right-of-
way for WCR6. EXHIBIT
2010-2248
MYPLANNING—DEVELOPMENT REVIEW\2Change of Zone V.CZ,PZ,. PUDAPZ !I SO deex
The drainage report was stamped, signed, and dated by a registered P.E. licensed to practice in the state of
•
Colorado. The preliminary drainage report appears to be acceptable.
The following comments shall be addressed with the Final plat application:
I. Easements shall be shown on the final plat in accordance with County standards (Sec.24-7-60)
and/or Utility Board recommendations.
2. Intersection sight distance triangles at the development entrance 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.
3. The applicant shall submit to Public Works stamped, signed and dated final plat drawings and
roadway / construction & grading plan drawings for review (with the final plan application) and
approval. Construction details must be included.
4. The applicant shall submit Improvements Agreements According to Policy Regarding Collateral
for On-site Private Road Maintenance with the final plan application. These agreements must be
reviewed by Public Works and shall be approved by the Board of County Commissioners
(BOCC)prior to recording any final plat.
5. Final drainage construction and erosion control plans (conforming to the drainage report)
stamped, signed and dated by a professional engineer licensed in the State of Colorado shall be
submitted with the final plan application.
6. Please add the following note on the Final Plat: The historical flow patterns and run-off amounts
will be maintained on site in such a manner that it will reasonably preserve the natural character
of the area and prevent property damage of the type generally attributed to run-off rate and
velocity increases, diversions, concentration and/or unplanned ponding of storm run-off.
•
pc: PZ-1150
•
M:\PLANNING-DEVELOPMENT REVIEW\2-Change of Zone(Z,CZ,PZ,MZ,AMPZ)\PZ-1150 Wigaard Smith PUD\PZ-1150.docx
S Memorandum
TO: Chris Gathman, W.C. Planning
"Igo DATE: July 2, 2010
• FROM: Lauren Light, W.C. Department of Public
COLORADO
Health and Environment
CASE NO.: PZ-1150 NAME: Wigaard Smith Estates
The Weld County Health Department has reviewed this proposal. The applicant proposes
an 8 lot PUD on 46.79 acres. The minimum lot size of 4.58 acres, coupled with the overall
density of one septic system per 5.84 acres does meet current Department policy.
The application has not fully satisfied Chapter 27 of the Weld County Code in regard to
water service. The application states the water will be supplied by a private central water
system. The applicant has submitted a water decree from State Water Court allowing for
individual wells or a central water system supplied by one well. This Departments sketch
• plan comments notified the applicants that if a central water system was chosen, due to the
number of lots proposed in this development, the proposed water system may be deemed a
public water system (serving a 25 people or more) as defined in the Colorado Primary
Drinking Water Regulations (5 CCR 1003-1). Therefore, the applicant would have to submit
a plan review to the Drinking Water Section of the Water Quality Control Division of the
Colorado Department of Public Health and Environment (CDPHE) for the proposed water
distribution system. A response from CDPHE was not included with the application
materials. A favorable response from CDPHE should be required prior to recordation of the
Change of Zone plat.
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. No new
percolation data has been submitted since the Sketch Plan application. The sketch plan
comments are reiterated here:
The geotechnical report stated that although conventional septic systems could be installed
on the majority of lots, on lots that a conventional system cannot be installed an engineer
can design a system that complies with County and State Regulations.
The primary concern was with the fine-grained clayey soils on the site. The report
acknowledged that although these soils may percolate at an acceptable rate, the long term
support for a septic system may require engineer design.
•
• Groundwater was not found at profile drilling conducted to a depth of 10 feet. Bedrock was
encountered at depths of 8 to 11 feet throughout the site. As long as bedrock is at least 8
feet in depth, conventional septic systems should be sufficient. As each lot is developed,
individual percolation tests will be required.
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), included in the development guide,
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 a private central water system.
• 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 recording the COZ plat:
As the facility's water system serves more then 25 persons on a daily basis, the water
system shall comply with the Colorado Primary Drinking Water Regulations (5 CCR
1003-1). Written evidence shall be provided to the Weld County Department of Public
Health and Environment, from the Drinking Water Section of the Water Quality
Control Division of the Colorado Department of Public Health and Environment that
the system complies with the Colorado Primary Drinking Water Regulations.
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
•
Jun 10 2010 2: 44PM HP LASERJET FAX p. 2
(ves-a-ps,
• Please contact Kerrie,at Weld County School District Re-3J, at 303-536-2005
to set up an appointment to pay Recorded Exemption Fees.
June 10, 2010
Weld County Department of Planning Services
918 10th Street
Greeley, CO 80631
Cue Number: PZ-1150 (Sherry Wigaard &Velols Smith)
Dear Planning Department Official:
This project provides for a recorded exemption within the rural area of Weld County School
District Re-3J. Although recorded exemptions, individually, represent a small increment of the
total housing stock,the cumulative effect of several such approvals is exerting a considerable
negative effect upon the school district's ability to provide adequate educational opportunities for
the resulting students, Additionally, the substantial separation of these units from other more
densely populated areas increases school transportation costs,further eroding the amount of
funds that can be applied in the classroom toward educating the students. The school district's
Board of Education is opposed to approval of additional new housing without adequate
mitigation of land costs. However,in the event that the County Commissioners decide to
approve this application, Weld County School District Re-3J respectftlly requests that these
exemptions be required to mitigate the costs of providing land for school sites as explained
• below.
Site Issues
Based upon the district's school capacities and site size standards,the proposed exemption would
generate the need for less than one acre of land;the cash equivalent would approximate $1,232.00
per single-family housing unit(see Table 1). Therefore, you will owe $3,624.00 for creating
7 lots. If approved, it is requested that this amount be paid to the school district as a cash-in-lieu
of land dedication for each new unit allowed.
Recommendations
The Board of Education remains very concerned about the recent trend toward accelerated
residential activity throughout the district and the ensuing enrollment that will follow, as well as
the district's physical and financial ability to serve that growth. Approval of additional
residential development without a ready and identified means of providing appropriate
infrastructure would not demonstrate good stewardship of the public trust.
As stated before, cash-in-lieu of land of$1,232.00 is requested for each single-family housing
unit which totals $8624.00 for the 7 lots. Without such mitigation,the district will recommend
that the application be denied.
Sincerely,
• Susie Townsend
Superintendent of Schools
Weld County School District Re-3J
Chris Gathman
m: cliffmckissack@comcast.net
Saturday, August 14, 2010 9:35 AM
o: Chris Gathman
Subject: Re: Fire Department comments
Chris,
I will try to get ahold of the fire chief Monday. We are proposing a cistern for fire
protection. The central water system is not large enough to support fire flow. As far as the
well access, there iw an existing access from WCR6. We are not proposing access to the well
from Anne Lane. Perhaps we need to place a note on the plat to that effect. Please let me
know your thoughts. Thanks.
Cliff
Original Message
From: "Chris Gathman" <cgathman@co.weld.co.us>
To: cliffmckissack@comcast.net
Sent: Saturday, August 14, 2010 8:18:13 AM
Subject: Fire Department comments
Cliff,
•reviewing the referral comments. I can see the water supply question for fire protection
being a question/issue that is brought up during the hearings. How are the applicants
proposing to address fire suppression in the PUD?
Chris Gathman
Planner III
Weld County Department of Planning Services
1555 N. 17th Avenue, Greeley CO. 80631
Ph: (970)353-6100 ext. 3537
Fax: (970)304-6498
•
1
Pz-1150 southeast weld Fire referral .txt
• From: Tom Beach [tombeach@rebel-net.tec.co.us]
Sent: Monday, June 07, 2010 7:44 AM
To: chris Gathman
Cc: Tom Beach
subject: Pz-1150
Mr. Gathman,
z have received and will review the package PZ-1150 further in depth. r do
see a possible issue with the entrance to the gas well coming off of wcr 6 and
then the other on Annie lane. The other is the central water system and how
this is going to work after it passes the state, as far as Fire Hydrants and
or cisterns?
Thank you for your time.
Tom Beach, Chief
Southeast weld Fire Protection District
(970) 539-0874 Cell
(303) 536-2056 office
tombeach@re3j .com
•
• Page 1
07/012010 17:44 ROW DEPT 4 919703046498 N0.211 DO2
Print Form
• 11--kr.;.\\H3
Weld County Referral
June 2.2010
Iiiik
COLORADO
The Weld County Department of Planning Services has received the following item for review:
r
Applicant Sherry WIgaard&Valois Smith Case Number P2-1150
Please Reply By July 2,2010 Planner Chris Gathman
Project A Change of Zone from A(Agricultural)to PUP for eight(8)residential lots with
Estate Zone Uses(Wigaard Smith PUP)along with four outiots(Outlot A-for
central water system appurtenances&distribution and emergency access; Outlot B
-Existing Gas Well Production Facility; Outlot C•Entry Sign;and Outlot D-School
Bus Shelter&Mall Kiosk).
Legal Lot B RE-4833;located in the N2NE4 of Section 28,T1 N, R64W of the 6th P,M.,
I Weld County, Colorado.
• Location - West of and adjacent to CR 55 and approximately 685 feet south of the intersection
of CR 55 and CR 6.
Parcel Number 1475 28100018
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 wilt be notified In writing of the Planning Commission date once the date is determined.
Q We hove 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 a' ...114.--- Date 7/1/2010
Agency Colorado Interstate Gas Company
•
?Weld County Planning Dept •1$55 N 170 Ave,Greeley,co.80631 0(970)353-6100 ext.3540 0(870)3046498(ax
07/01/2010 17:44 ROW DEPT 4 919703046498 N0.211 P03
A
• July 1,Z0l 0 e Colorado
v p�+'++`� Interstate Gas
an El Paw Company
Weld County Planning Dept.
Attn: Chris Getman
1555 N. 17a'Ave.
Greeley, CO 80631
Re: CIG's comments regarding Wigaard Smith Estates (PZ-1150)
Hi Chris,
I appreciate you sending me the drawings for review.Upon review,Colorado Interstate Gas
Company,(CIG),has the following comments:
1). We need to see the final grading plans for Annie Lane. Our pipeline will need to be potholed
and shown in a Plan&Profile drawing showing the elevation of the road and our pipeline.
No removal of soil shall take place within our easement without written permission from us.
• 2).No Sewage disposal system may encroach in our casement since this could interfere with our
ability to safely operate and maintain our 30 inch diameter high-pressure natural gas pipeline.
3). Would like to know more information about what entails a central water system in
Outlot"A".No valves,manholes, or above ground structures are allowed inside our
easement.Will the water pipes be pvc or iron ductile?If iron ductile,mitigation measure will
need to be taken since it could interfere with our cathodic protection system on our pipeline.
Utility and grading plans must be reviewed and approved by CIG before any construction
commences in our easement.
4). If an emergency access road from Tract"A"will cross our pipeline,we will need to have the
same requirements as per Item 1.Road must cross as close to 90°to our easement as
possible.
5). Any utilities will need to cross as close to 90°to our easement as possible. Any buried
utilities crossing our pipeline must maintain a vertical separation of 24 inches below our
pipeline and maintain the same elevation across our easement.Any new fences crossing our
easement must have a minimum 10 foot wide access gate on our easement so we can maintain
access through our right of.way. Installation of the gates will be at the homeowner's expense,
6).Final Plat and any construction drawings must contain the UNCC One Call notice and CIG
contact information.Will there be a homeowner's covenant for these properties?If yes,then
• CIG will require the UNCC One Call.information along with CIG's contact info be included.
07/01/2010 17:44 ROW DEPT 4 919703046498 NO.211 PO4
• Attached is our standard Encroachment form which has most of our requirements when working
inside our easement. CIG does not have significant concerns per the sketch drawing to warrant a
delay in processing this application,but would like more information to address our concerns. If
you have any question,please feel free to contact me at(719) 520-4713.
Sincerely,
•,....,:),11:7O `01 7-4R,ravt
Stephen D.Bacon
Senior Right of Way Negotiator
Colorado Interstate Gas Company
Encl: CIG Encroachment Permit form
•
•
07/012010 17:44 ROW DEPT 4 919703046498 NO.211 D05
Revision Date:1/2B/2008
' ❑ Cheyenne Plaine Gas Pipeline Co. ^
ii
il 0 Colorado Interstate Gas Co. i '1 a
, r�: elpaso
.� :
0 El Paso Natural Gas Co. y;' + I
❑ Mojave Pipeline Operating Co. n! ���,r sirIpH�iii i.,'':
❑ Wyoming Interstate Company ,ii IlI � lrIii ',.
((CCC
Permit Requested by 1�{:.Ly. vii,p
Name: i i 1Lh_..dl' �'I' I',.
iGI,�;y
. Address M I; .'. n !0.
Phone • t' u�fT9,(<VTti,aill�°"a�llxi
Your gas company representative is Phone(Coiled Calls Accepted)
ENCROACHMENT LOCATION
SECTION: TOWNSHIP: RANGE: COUNTY: ST: PM;
LATITUDE: LONGITUDE: LENGTH; STATION NO:
I LINE LIST NO.: ROW WIDTH: ALIGNMENT SHEET
NO.:
seesseisswimessimslaileemewesavesmewsiveelimi
I ENCROACHMENT DESCRIPTION
How Is everything
One Call number for your area Is 811
F,I Paso Natural Gas("Grantor')hereby grants a permit to install,maintain and operate the above-referenced encroachment facilities("Permitted Facings')
on the above-referenced Company easement or other property("the Property). This permit Is Wanted subject to the terms,requirements,and conditions
shown below and strictly in accordance with the general requirements and item(s)
of the encroacnment specifications shown on the following negate).
• DAMAGE PREVENTION: Permittee agrees that it shall not begin INDEMNIFICATION: Permittee covenants and agrees to at all limes
construction upon and along the Property until Permittee first provides protect,Indemnify,hold harmless,and defend Grantor,its officers,
Grantor with plane and apedfoations and until such plena and agents or employees,from any liability or expense,including attorneys'
specifications have been approved by Grantor. Permittee further agrees fees,arising from claims asserted by any person or persons for personal
to contact the foaming the statewide associations(One Call)within he injuries,death or property damage including but not limited to employees
area elitist two working days prior to the commencement of of the Permian or its contractors,subcontractors or their employees,
construction on the property.Such construction shall be made only when arising from or growing out of the corubuction,existence,maintenance,
a representative of Grantor is present at the time and place of operation or removal of the Permitted Facility.
construction.The instructions of such representative relating to the
safety of fire pipelines or other facilities of Grantor shall be followed by ENVIRONMENTAL AND SAFETY LAWS:Permittee shall comply with
the Pennines,its agents and employees.Any damage done to Grantor's all federal,state,and local laws,rules and regulations,agency pandas,
facilities incurred due to Permittee's failure to adhere to the state'CALL guidance documents or common law including,but not limited to,those
BEFORE YOU DIG`law,or incurred during construction of the related to safety or pollution or protection of the public health and the
Permitted Facility,shall be paid for or repaired at the expense of the environment that govern the emission,discharge,release,manufacture.
Permittee. processing,distribution,use,treatment.handling,storage,disposal,or
transportation of hazardous or non-hazardous substances,matedais,
This Permit shall be revocable in the event of noncompliance of any pollutants.contaminants,chemicals,and/or waste.
terms,requirements,conditions,and specifications hereof upon written
notice given to Pemtttee and ror owner of record-
I acknowledge that I am authorized to execute this Encroachment Permit
for the above stated entity and that I have carefully read the
COMPANY:gi.PASO NATURAL GAS requirements,terms and conditions of this Permit. I also understand the
provisions and presofbed penalties as provided under the laws •
regarding excavation.
By;
By: 1
0 GRANTOR PERMITTEE
07/01/2010 17:44 ROW DEPT 4 919703046498 NO.211 906
ENCROACHMENT REQUIREMENTS
Said company Is an Interstate transporter of natural pas and hazardous C.0 An opportunity for Company to make a pipe inspection must be
liquids and as such, Is regulated by the Department of Transportation, given prior to start of any construction.
Office of Pipeline Safely(OPS).In some cases state and local law may 0.0 At Company's discretion,sniffer holes may be required for
• exceed the federal regulations. The general requirements listed below parking lots which cover the pipeline(s)up to the edge of the
have been designed to comply with state and federal regulations as well building(s).
as Insuring the safely of the public and protecting the pipeline.
E. 0 Highway,residential street,road construction,or parking lots
The following requirements have been developed to cover a wide variety requires a special encroachment agreement from the Land
of proposed uses that may run parallel with or encroach under,over or Department,and plans for such crossings should be submitted
on the rightof-way easements or other property. These minimum 90 days prior to work commencement to allow time for project
requirements for most proposed encroachments are Incorporated Into impact review by the Company'Engineering Department.
this Permit to avoid conflict with witting easement rights. Additional
requirements may be required depending upon the proposed IV. TEMPORARY EQUIPMENT CROSSINGS
encroachments.For a review of your individual situation,please contact
the nearest EPNG office at[(191520-4819 A. 0 Equipment utilized for construction,logging,etc.,must aoss
the pipelines)only at approved crossing locations where the
GENERAL REQUIREMENTS FOR SURFACE ALTERATIONS cover has been checked and determined adequate to meet
bearing load requirements.Crossings must be al g0°angle
A.0 Many stales have laws which require 48 hours notice be given to across the pipeline(s).
the operators of underground facilities prior to beginning V. OPEN WATERWAYS
excavation.This may be accomplished by contacting a One Call
system(check your state).
A. 0 Open waterways smaller than 3 feet wide at the bottom are
8.❑ Company's easement restricts the placement of a structure,or defined as'ditches"and must have a minimum of 3.5 feet of
any part of a structure,within the rightof-way, cover from the cop of the pipe to the bottom of the ditch,or the
ditcn must be lined using an approved method and material.
Larger open waterways are defined as'Canals`and are
C.0 An authorized Company representative must be on site during considered on en individual basis.
any work performed on or across the right-of-way,and will
remain as long as power equipment is utilized.
B. ❑ AnyoOe altering(clearing,regrading or changing alignment)a
waterway must obtain approval from Company prior to making
D.0 The Company representative will determine the amount of cover
over the pipeline that may be required. changes and shall meet Provisions A&C of the GENERAL
REQUIREMENTS FOR SURFACE ALTERATIONS,
E.0 My change in the amount of existing material(soli)on and over
the right-of-way must be approved in edvance. c. 0 No temporary or permanent detention ponds or any other
water collection areas are allowed inside the easement.
• I. FENCES VI. EXCAVATION
A.D Fence posts shag not be Installed Albin 5 feet of the center of A. 0 Plans for any excavation on the right of way must be approved
the pipeline,and the first post either side of the pipe shall be settier to commencing work.Excavating dower than 2 feet to rho
in hand dug holes. p g
pipeline shall be done by hand until the pipeline is exposed
B.0 To perform normal maintenance,access through or around and shall be done only under the supervision of an authorized
fences crossing the right of-way must be provided. Company representatve.
C.0 Installer shall adhere to provisions A&C of GENERAL 8. 0 When a baskhoe is used,the bucket teeth should be curled
REQUIREMENTS FOR SURFACE ALTERATIONS under each lime It's brought back into the ditch to reduce the
chance of teeth contacting the pipe.
II. LANDSCAPING(plantings which require excaveting beyond
1 foot In depth) C. 0 Any plowing or ripping of soil on the rightol-way,including
A. Flower beds and shrubs are permitted within the right of-way agricultural,at depths greater than 1 foot will require specific
after Company review and approval.Heavy maintenance may authorization from the Company.
require total clearing of the right of way. GENERAL REQUIREMENTS FOR BURIED LINE CROSSINGS
8.0 Lawns and vegetable gardens are acceptable uses.No trees
are allowed on the right-of way. A. ❑ All buried lines crossing Company's right-of-way shall be
Installed adhering to ell applicable codes and requirements
C.D Provisions A&C of the GENERAL REQUIREMENTS FOR governing such installations.
SURFACE ALTERATIONS pertain to this type of planting.
8. 0 All burled lines crossing the right-of-way must cross on an
STREETS.ROADS,DRIVEWAYS,PARKING LOTS angle at 90 degrees or as close to it as possible.This angle
must be maintained across the entire width of the easement.
A. ❑ Residential driveways,streets,or public parking lots which
affects existing pipelines and easements will be evaluated on a C. 0 All burled lines should cross under the pipeline. However,
case by case basis by our Engineering Department for when obstructions or unfavorable soil conditions are
acceptable cover.Sniffer holes may be required. encountered,or when the Company's pipeline is located at
a depth greater then 4 feet,approval to cross over the line
B.0 Driveways or roads shall not run lengthwise within the right-of- may be granted by said Company.
•
Way and Mat cross on en angle.which Is not leas than 45°
degrees. D. 0 To avoid unexpected service Interruptions of buried Tines,
crossing over Company's pipeline,a minimum of 24 inches
of cover(or local minimum required depth)must be provided
over the existing crossed line.
W7/01/2010 17:44 ROW DEPT 4 919703046498 NO.211 P07
V. METALLIC PIPE CROSSINGS
GENERAL REQUIREMENTS FOR BURIED LINE CROSSINGS CONT. A. ❑ All 4 Inch and larger metallic pipes crossing Companys
pipeline or any metallic pipe transporting potential hazardous
• E. 0 All burled lines crossing the pipeline shall maintain a minimum material(petroleum,natural gas,etc.)shall have two corrosion
separation o124 inches between the two lines,and shall remain test leads installed on company's pipeline and two on the
level across the entire right-of way. crossing pipe al the point of Intersection.
F. 0 No foreign appurtenances(meters,poles,drop poxes,collection
basins,etc.)shall be located on the right-of-way. B. Company personnel must install the leads on company's
Pipeline(e)and,If requested,will also install the leads on the
orog
G.❑ A six inch wide vinyl burial warning tape shall be placed 12 to 18 sing pipe.
Inches above the crossing line and extend across the entire
right-of-way,as a protective measure. C. 0 Metallic pipe crossings shall have ark electrical insulation
coaling for the full width of the right-of-way.
H.❑ A loin trench Is the recommended method for utilities to cross, ABOVE GROUND UTILITY LINE CROSSINGS
and under normal circumstances only requires that one permit
be obtained by the excavating company. ''1
A. t,,l Power lines shall maintain a minimum height of 30 feet of
I. COMMUNICATION LINES(TELEPHONE,TV,OTHER DATA clearance over the rightof-waY grade.
LINES)
B. 0 Shall have no pales or appurtenances located on the right-of-
A.0 Shall meet all provisions for GENERAL REQUIREMENTS-
BURIED LINE CROSSINGS
C. ❑ Above ground crossings shall not be above or closer than 200
B.0 Shall be encased in a rigid nonmetallic conduit across the full feet horizontally to any gas escape vent(e.g.,relief valve vent,
width of the right-of-way and burled at constant depth across the elation blowdown vent).
right of way(s).
0. 0 Any pot hole(bell hole)request shall be made through a
.CO Fiber optic lines must be encased in PVC or equal conduit end Company's representative.
the conduit must be encased with a minimum 51nch red dye
concrete with minimum strength of 2.500 psi across the full E. Q Any facilities laying on or just above the surface on the right of
width of the right of-way. way that would Impede the access of company vehicles shall
have a vehicular ramp installed over the facilities.
D.❑ There will be no intentional grounding within 200 feet of the
pIpelme, Special provisions not addressed In this document shall be listed below
or as an attachment labeled as(EXHIBIT"A")attached to this form and
• II. BURIED POWER LINES Initialed by the Permlttes.
A,0 Shall meet all of the GENERAL REQUIREMENTS-BURIED
LINE CROSSINGS,except for item E.
B. ❑ Shall have minimum Clearances between lines of 24 inches
for 0 to 800 volts:30 inches for 601 to 22,000 volts;38 Inches
for 22,001 to 40,000 volts:and 42 Inches for 40,001 volts and
above.
State One Call Contacts
C.❑ In the event an underground electric line crosses the pipeline,It
will be necessary to Instill the crossing line in PVC or rigid Arizona (800)7825348 wanv.azbainc.c m
heavy wall steel conduit with a minimum 5 Inch red dye Maricopa County(002)263-1100
concrete with minimum strength of 2,500 psi across the full
width of the right of-way. California (800)227-2600 mowaggjegag
D. 0 Signs should be placed at each edge of the right-of-way to mark Colored° (800)922-1987 mew uncc2.orq
the underground cable angle and path of craning,It the
underground cable crosses above the pipeline,the signs snail Kansas (800)3447233 wwW.kansasoneca0.c°m
so Indicate.These signs are to be furnished by the power
company or the encroaching party. Nevada (800)227.2600 W m,usanorth.orq
lg. SEWER AND WATER LINES New Mexico (800)321-25378(ALERT) anwr.nmonecell orq
A. ❑ Shall meet all of the GENERAL REQUIREMENTS-BURIED Oklahoma (800)522-6543 wow callokie.com
UNE CROSSINGS.
Texas Lona Star Notification (800)689.8344
8.0 No manholes or other appurtenances shell be metalled In the Texas Excavating Safety System (800)3444377
Right of Wey. Texas One Call (800)245-4545
C. ❑ Septic tanks and drain fields are not permitted in the right of- Utah (600)862-4111
way. Wyoming Wyoming One Call (800)348-1030
• N. SUBSURFACE DRAINAGE TILE(NON-METALLIC) Call Before You Dig of Wyoming (800)8432476
A. Shall meet provisions A,B.E,G&H at GENERAL
REQUIREMENTS-euRIE10 LINE CROSSINGS.
FW P7-1150 Noble 0&G Referral .txt
• From: Kristine Ranslem
Sent: Wednesday, June 09, 2010 9:35 AM
To: Chris Gathman
subject: FW: P7-1150 Referral
Please see referral comment below
Kristine Ranslem
Planning Technician
weld County Planning Services
1555 N 17th Ave, Greeley CO 80631
970-353-6100 ext. 3519
From: bmyhr@nobleenergyinc.com [mailto:bmyhr@nobleenergyinc.com]
Sent: Wednesday, June 09, 2010 9:33 AM
To: Kristine Ranslem
Cc: Bethany Salzman; chris.mettenbrink@state.co.us;
cindy.einspahr@co.usda.gov; clarue@co.adams.co.us;
douglas.camrud@cdphe.state.co.us; jeff.deatherage@state.co.us;
joanna.williams@state.co.us; kerriegurtler@re3j .com; Ken Poncelow;
linda.brown-smith@state.co.us; smcdowell@co.adams.co.us;
steve.bacon@elpaso.com; tombeach@re3j .com
Subject: Re: P7-1150 Referral
• Kristine,
In the instance that Noble and JCM reach an acceptable Surface Use Agreement
(SUA) , Noble would not object to the referral . Noble has been in contact with
the developer representative regarding this matter. So as not to be
unreasonably damaged by the proposed development, Noble would expect that an
SUA be reached prior to final plat approval .
Thank you.
Berndt "Barry" Myhr, CPL
Special Projects Coordinator
Direct: (303) 228-4020
Fax: (303) 228-4285
NOBLE ENERGY, INC.
1625 Broadway, Suite 2200
Denver, CO 80202
Kristine Ranslem <kranslem@co.weld.co.us>
06/07/2010 07:21 AM
To
Ken Poncelow <kponcelow@co.weld.co.us>, Bethany Salzman
• <bsalzman@co.weld.co.us>, "joanna.williams@state.co.us"
Page 1
FW Pz-1150 Noble 0&G Referral .txt
lill <loanna.williams@state.co.us>, "jeff.deatherage@state.co.us"
<jeff.deatherage@state.co.us>, "douglas.camrud@cdphe.state.co.us"
<douglas.camrud@cdphe.state.co.us>, "linda.brown-smith@state.co.us"
<linda.brown-smith@state.co.us>, "chris.mettenbrink@state.co.us"
<chris.mettenbrink@state.co.us>, "cindy einspahr@co.usda.gov"
<cindy.einspahr@co.usda.gov>, "smcdowell@co.adams.co.us"
<smcdowell@co.adams.co.us>, "clarue@co.adams.co.us" <clarue@co.adams.co.us>,
"kerriegurtler@re3j .com" <kerriegurtler@re3j .com>, "tombeach@re3j .com"
<tombeach@re3j .com>, "bmyhr@nobleenergyinc.com" <bmyhr@nobleenergyinc.com>,
"steve.bacon@elpaso.com" <steve.bacon@elpaso.com>
cc
subject
Pz-1150 Referral
we have just received a case (Pz-1150) in which we ask that you review the
material and send a referral to us by July 2, 2010. The following is a quick
link to the case in question:
http://www.co.weld.co.us/departments/Planning/PlanningDepartment/index.html#Pz
-1150 <http://console.mxlogic.com/redir/?1KrppjvKesjdwOHlUNvw7mHPtcgzroPl-
4Wo5zzx2k2e1o_ogB0y7u7IpG_2u0nMe0Mb0inhhvKrLOSuQsLT7c9LCZATsSglb4UwG5i1_3uAiQ
liplEmVsSelenT4jqaovOvEv7fLf6QXCMnWhEw2M4BQknxcy05-
xvowurouvf5zZBOSyrhdIIELT78EC_99-Ria0>
If you have any problems or have any questions, please don't hesitate to
contact me.
Kristine Ranslem
Planning Technician
weld County Planning Services
1555 N 17th Ave, Greeley CO 80631
970-353-6100 ext. 3519
• Page 2
r
��`;jO9 DEPARTMENT OF NATURAL RESOURCES
y �$ DIVISION OF WATER RESOURCES
, a ,
• \*
\\ Bill Ritter,Jr.
/876 4t Governor
July 19, 2010 Mike King
Executive Director
Weld County Planning Department Dick Wolfe,P.E.
Chris Gathman
GREELEY OFFICE Director/State Engineer
Weld County Planning Department
1555 N 17th Ave. ,ii ll 2 22010
Greeley, Co 80631 RECEIVED
RE: PZ-1150—Wigaard Smith PUD
Section 28, T1 N, R64W, 6th P.M.
Water Division 1, Water District 1
Dear Mr. Gathman:
We have reviewed additional information received on July 15, 2010 on the above referenced
proposal for a Change of Zone of Lot B, Recorded Exemption RE-4833 (46.7 acres) from A
(Agricultural) to PUD for eight residential lots, along with four outlots (Outlot A for central water
system & distribution and emergency access; Outlot B for the existing gas well production facility;
Outlot C for entry sign; and Outlot D for school bus shelter and mail kiosk).
Water Supply Demand
• According to Table 2 of a July 26, 2009 Water Supply Plan prepared by Mr. Forrest Leaf the
estimated dry-year annual water demand for the subdivision totals 8.30 acre-feet. This amount
breaks down to 0.39 acre-feet per year per lot for household purposes inside one single-family
dwelling, 0.5 acre-feet per year per lot for the irrigation of 6,500 square-feet of home lawn and
garden irrigation and 0.03 acre-feet per lot for the watering of two large domestic animals. These
estimates were based on a 9 lot subdivision, however, the 46.7 acres are proposed to be subdivision
into eight single family residential lots. Thus, the pro-rata amount for the eight single-family
residential lots will be 7.38 acre-feet.
Based on the above Mr. Leaf concluded that there would be sufficient water available from
the Lower Arapahoe and the Laramie-Fox Hills aquifers to satisfy the dry-year water demand for a
nine lot subdivision for 300 years.
Source of Water Supply
The proposed source of water is the existing Lower Arapahoe aquifer well no. 180126 and a
new well to be completed into the Laramie-Fox Hills aquifer, which will divert water into a central
water system.
The applicant has obtained a decree in the Division 1 Water Court in case no. 2006CW181
for the installation of a central water system and the use of the existing well in the central water
system. As mentioned in our previous letter dated June 10, 2010 the Applicant will need to re-permit
well no. 180126 pursuant to the terms and conditions of the decree in case no. 2006CW181 to allow
the water to be used for the proposed central water system.
•
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
Chris Gathman Page 2
July 19, 2010
According to the decree in case no. 2006CW181 the following amounts of water were
ID determined to be available underlying 72.5-acre parcel (which includes the 46.7 acres that are
subject to this referral).
Aquifer Annual amount available Annual amount available
(based on 100 yr. allocation (based on 300 yr. allocation approach)
approach) Based on the water supply plan
Based on 2006CW181
Lower Arapahoe 11.1* acre-feet 3.70 acre-feet
Laramie-Fox Hills 16.3 acre-feet 5.43 acre-feet
*Annual amount includes the 4 acre-feet allocated to well permit no. 180126.
According to paragraph 5 of the decree in case no. 2006CW181 the ground water from the
Lower Arapahoe and the Laramie-Fox Hills aquifers may be withdrawn through 9 wells as follows:
Lower Arapahoe aquifer well nos. 180126 and 1 through 3 will withdraw water from the Lower
Arapahoe aquifer and Laramie-Fox Hills aquifer well nos. 1 through 5 will withdraw water from the
Laramie-Fox Hills aquifer. Applicants may withdraw the ground water from less than 9 wells and
provide water to the 9 lots through a central water system.
The Applicant proposal to use well permit no. 180126 and another Laramie-Fox Hills aquifer
well in a central water system to provide water to eight lots appears to be consistent with the terms
and conditions of the decree in case no. 2006CW181.
The proposed source of water for this subdivision is a bedrock aquifer in the Denver Basin.
The State Engineer's Office does not have evidence regarding the length of time for which this
• source will be a physically and economically viable source of water. According to 37-90-137(4)(b)(l),
C.R.S., "Permits issued pursuant to this subsection (4) shall allow withdrawals on the basis of an
aquifer life of one hundred years." Based on this allocation approach, the annual amounts of water
decreed in 2006CW181 are equal to one percent of the total amount, as determined by rules 8.A
and 8.6 of the Statewide Nontributary Ground Water Rules, 2 CCR 402-7. Therefore, the water may
be withdrawn in those annual amounts for a maximum of 100 years.
In the Charter and Code of the County of Weld, Colorado, 2001, Sec. 27-2-170. Public
water provisions States:
"PUDs must be capable of meeting state drinking water regulations (Colorado Primary
Drinking Water Regulations) and have adequate provisions for a three-hundred-year
supply of water."
The State Engineer's Office does not have evidence regarding the length of time for which
this source will provide a water supply. However, treating Weld County' s requirement as an
allocation approach based on three hundred years, the allowed average annual amount of
withdrawal of 11.1 acre-feet from the Lower Arapahoe and 16.3 acre-feet from the Laramie-Fox Hills
aquifer would be reduced to one third of that amount, which is greater than the annual demand for
this subdivision. As a result, the water may be withdrawn in that annual amount for a maximum of
300 years.
State Engineer's Office Opinion
Based upon the above and pursuant to Section 30-28-136(1)(h)(I), C.R.S., it is our opinion
that the proposed water supply is adequate and can be provided without causing injury to decreed
• water rights, if well permit no. 180126 is re-permitted pursuant to the decree in case no.
Chris Gathman Page 3
July 19, 2010
2006CW181. Our office recommends that, at a minimum, the requirement that the existing
well be re-permitted be recorded on the plat and made available to anyone
purchasing/owning a lot in this subdivision
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 currently physically available, based on current
estimated aquifer 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, according to the
statutory allocation approach, 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.
Our opinion is qualified by the following:
The Division 1 Water Court has retained jurisdiction over the final amount of water available
pursuant to the above-referenced decree, pending actual geophysical data from the aquifer.
The amounts of water in the Denver Basin aquifers, and identified in this letter, are
calculated based on estimated current aquifer conditions. For planning purposes the county
should be aware that the economic life of a water supply based on wells in a given Denver
Basin aquifer may be less than the 300 years used for allocation due to anticipated water
level declines. We recommend that the county determine whether it is appropriate to require
development of renewable water resources for this subdivision to provide for a long-term
water supply.
• Should you have any questions, please contact loana Comaniciu of this office.
Sincerely, ���
ffevifti
Joan a Williams," P.E.
Wate Resource Engineer
cc: Dave Nettles, Division 1 Office
Water Supply Branch
Subdivision File
JMW/IDC
•
6OV 4O � DEPARTMENT OF NATURAL RESOURCES
$` DIVISION OF WATER RESOURCES
Bill Ritter,lr.
876/ Governor
June 10, 2010 Mike King
weld County Planning Department Executive Director
GREELEY OFFICE Dick Wolfe,P.E.
Director/State Engineer
Chris Gathman JUN
Weld County Planning Department n 15 2f11�
1555 N 17th Ave. ECEIVED
Greeley, Co 80631 R
RE: PZ-1150 —Wigaard Smith PUD
Section 28, T1 N, R64W, 6t° P.M.
Water Division 1, Water District 1
Dear Mr. Gathman:
We have reviewed your June 2, 2010 referral concerning the above referenced proposal for
a Change of Zone of Lot B, Recorded Exemption RE-4833 (46.7 acres) from A (Agricultural) to PUD
for eight residential lots, along with four outlots (Outlot A for central water system & distribution and
emergency access; Outlot B for the existing gas well production facility; Outlot C for entry sign; and
Outlot D for school bus shelter and mail kiosk).
Water Supply Demand
• A Water Supply Information Summary Sheet was not submitted with the referral material
therefore the water supply demand for Wigaard Smith PUD is unknown.
Source of Water Supply
The proposed source of water is an existing well located on Outlot A which will divert water
into a central water system. According to our records the existing well on the property has been
identified as permit no. 180126.
Well permit no. 180126 was issued on July 26, 1994 pursuant to C.R.S. 37-92-
602(3)(b)(II)(A) as the only well on a tract of land of 40 acres described as the NE1/4 of the NE1/4,
Section 28, Township 1 North, Range 64 West of the 6th P.M. The use of the ground water from this
well is limited to fire protection, ordinary household purposes inside not more than three (3) single
family dwellings, the watering of poultry, domestic animals and livestock on a farm or ranch and the
irrigation of not more than one (1) acre of home gardens and lawns. Well permit no, 180126 was
permitted for the non-tributary Lower Arapahoe aquifer and the well was constructed on October 19,
1994.
As permitted, the above well is limited specifically to the uses stated on the permit and
cannot provide water for the proposed central water system. Therefore the Applicant will need to re-
permit this well to allow the water to be used for the proposed central water system.
The referral information indicated that, the applicant has obtained a decree in Division 1
Water Court for the installation of a central water system and the use of the existing well in the
central water system. According to our records the existing Water Court decree has been identified
as case no. 2006CW181. In the decree in case no. 2006CW181 the Applicant adjudicated the water
• in the Lower Arapahoe and Laramie-Fox Hills aquifers underlying 72.5 acres located in the N1/2 of
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
• Chris Gathman Page 2
June 10, 2009
the NE1/4 of Section 28, Township 1 North, Range 64 West of the 6th P.M. The 72.5-acre parcel
includes the 46.7 acres that are subject to this referral. According to the decree the following
amounts of water were determined to be available underlying the 72.5-acre parcel.
Aquifer Annual amount available
(based on 100 yr. aquifer life)
Lower Arapahoe 11.1* acre-feet
Laramie-Fox Hills 16.3 acre-feet
*Annual amount includes the 4 acre-feet allocated to well permit no. 180126.
Although, the Applicant's proposal to use well no. 180126, once re-permitted pursuant to the
decree, in a central water system to provide water to eight lots appears to be consistent with the
terms and conditions of the decree in case no. 2006CW181, prior to further evaluation of the
water supply pian the Applicant must provide information on the estimated water
requirements for this subdivision, specify the annual amount proposed to be allocated for
each lot and show how the county's 300 year water supply requirement will be satisfied.
The proposed source of water for this subdivision is a bedrock aquifer in the Denver Basin.
The State Engineer's Office does not have evidence regarding the length of time for which this
source will be a physically and economically viable source of water. According to 37-90-137(4)(b)(I),
C.R.S., "Permits issued pursuant to this subsection (4) shall allow withdrawals on the basis of an
aquifer life of one hundred years." Based on this allocation approach, the annual amounts of water
decreed in 2006CW181 are equal to one percent of the total amount, as determined by rules 8.A
and 8.B of the Statewide Nontributary Ground Water Rules, 2 CCR 402-7. Therefore, the water may
be withdrawn in those annual amounts for a maximum of 100 years.
State Engineer's Office Opinion
Pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State Engineer's Office has not received
enough information to render an opinion regarding the potential for causing material injury to decreed
water rights, or the adequacy of the proposed water supply.
Should you have any questions, please contact loana Comaniciu of this office.
Sincerely,
Joan a Williams, P.E.
Watt Resource Engineer
cc: Dave Nettles, Division 1 Office
Water Supply Branch
Subdivision File
JMW/IDC
S
STATE OF COLORADO
Bill Ritter,Jr.,Governor L T' t7
• DEPARTMENT OF NATURAL ,
DIVISION ,�
OF WILDLIFE a
AN EQUAL OPPORTUNITY EMPLOYER OF .A
Thomas E. Remington, Director `�
6060 Broadway For Wildlife-
Denver, Colorado 80216 For People
Telephone:(303)297-1192
wildlife.state.co.us
October 31",2008
Jacqueline Hatch
Department of Planning,Weld County
4209 CR 24.5
Longmont,CO 80504
Re: Sherry Wigaard&Velois Smith(PK-1148)
Dear Ms. Hatch:
The Colorado Division of Wildlife(CDOW)appreciates the opportunity to comment on the Sherry Wiggard&
Velois Smith development project. District Wildlife Manager Chris Mettenbrink conducted a site visit,reviewed
the application and compiled comments on behalf of CDOW.The project site is predominantly disturbed
grasslands and agricultural fields.Wildlife typically found in the vicinity includes grassland songbirds,raptors,
coyotes, skunks,raccoons,and a variety of other small mammals.
• To reduce potential adverse impact the proposed development may have on wildlife,CDOW recommends:
(1) Initial ground breaking construction should occur after August 15'h and before April 1"to minimize nest
disturbance for ground nesting birds.
(2) A weed management plan should be developed using local expertise during and after construction.
(3) Fencing on site should be designed to allow for the free passage of wildlife.
(4) New home owners should be made aware of methods to decrease potential conflict with wildlife.
(5) Open spaces should remain in natural vegetation and remain connected.
Ground Nesting Birds
Disturbed grasslands and brush stands make for desirable nesting habitat for many ground-nesting birds. Human
activities around these nests can have negative impacts on them. To minimize the chance of disturbing nesting
birds we recommend that initial ground breaking construction occurs before between August 15 and April 1.
Noxious Weeds
Noxious weeds adversely impact wildlife habitat and may require costly control measures for landowners.
Consequently responsible development should include strategies that minimize opportunity for establishment and
proliferation of the site by invasive weeds. During construction equipment should be cleaned periodically to
remove weed seeds. Weed seeds may be carried on muddy machinery being transported from one site to another.
Machinery should therefore be cleaned before being delivered to the property for construction,and before the
equipment is taken away. Disturbed soil may rapidly become infested with noxious weeds.Therefore disturbed
sites should be promptly re-vegetated using appropriate species to prevent erosion and invasion by weeds.
• Working with the Weld County Weed Specialist,a weed management plan should be developed and implemented
during construction and for at least five years after construction.
DEPARTMENT OF NATURAL RESOURCES,Hants D.Sherman,Executive Director
WILDLIFE COMMISSION,Robert Bray,Chair•Brad Coors,Vice Chair•Tim Glenn,Secretary
•
Fencing'
Poorly designed fencing can be dangerous and even fatal to deer and other wildlife.CDOW recommends that
fencing used within or around development sites,either during or after the project,should allow for the free
passage of wildlife.The Division of Wildlife prefers the use of three or four strand fencing with a bottom strand
height of 17 inches and a maximum top strand height of 42 inches,along with the installation of double stays
between the posts.This design allows young deer to pass under,as well as mature deer crossing over the top.For
additional fencing options that are wildlife friendly,please refer to:
http://wildlife.state.co.us/NR/rdonlvres/B0D65D6I-6CB0-4746-94F I-6EE 194E 10230/0/fencing.pdf
Nuisance Wildlife
One of the reasons that people move to areas such as this is to be able to observe wildlife close to home. Wildlife
generally attempts to avoid human activity,however proliferation of trash and clutter near home sites and
availability of food sources,including small pets and livestock,may cause wildlife to habituate on rural homes
resulting in conflict with homeowners. To avoid conflict,homes in this development should be designed and
maintained in a manner that minimizes potential wildlife conflict. Coyotes,raccoons,skunk,and foxes will
continue to use this site after development occurs. Raccoons and skunks often get into trash and domestic animal
feed,even when stored in enclosed areas. To minimize this risk appropriate storage for trash,hay,feeds and other
attractants should be planned for. Adequate protective shelter must be provided for pets and small livestock to
protect them from predation by feral animals and wildlife. Proper immunization of pets and livestock should be
maintained under a Veterinarian's care to minimize the risk of disease. Through covenants or other appropriate
• instrument homeowners should be made aware of their responsibility to prevent and/or abate nuisance wildlife
issues using only lawful methods of control.Information is available from the Division of Wildlife concerning
coexisting with wildlife and developing with wildlife in mind. These brochures are available at CDOW offices or
by accessing our web site at: http:I Tv,ildlife.state.co.us/. . select the WILDILFE SPECIES tab.
Open Spaces
We recommend that open spaces developed within the project be left in natural vegetation or reseeded with seed
mixes and plants that are appropriate to the site.Open spaces should be connected to allow the free movement of
wildlife through the development in a manner that minimizes risk to the animal and resident alike.
We would like to thank you for the opportunity to comment on this development project. If you have any further
questions,please feel free to contact District Wildlife Manager Chris Mettenbrink at(303)472-4405.
Sincerely,
Larry Rogstad
Area Wildlife Manager
Cc: S.Yamashita,K. Green,L. Rogstad,C.Mettenbrink, file
•
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