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Home My WebLink About20090026.tiff• SIA FE OF COLORADO OFFICE OF THE STATE ENGINEER etbDivision of Water Resources Department of Natural Resources 1313 Sherman Street, Room 818 Denver, Colorado 80203 Phone (303) 866-3581 FAX (303) 866-3589 http.//www.water.state co.us • • Hannah Hippely Weld County Planning Department 918 10th Street Greeley, Co 80631 March 14, 2007 Re: Peace Haven Estates Case No. MF-1025 NW1/4 of Sec. 10, T7N, R67W, 6th P.M. Water Division 1, Water District 3 Dear Ms. Hippely: Weld County Planning b. GREELEY OFFICE MAR 2 F 2007 RECEIVE Bill Ritter, Jr. Governor Harris D. Sherman Executive Director Hal D. Simpson, P.E. State Engineer We have reviewed the above referenced proposal to subdivide a 49.15 -acre parcel into eight single-family residential lots with an average lot size of 6.14 acres. Our records show that the State Engineer's Office previously commented on this subdivision proposal by our letters dated November 12, 2002 and April 26, 2005, where the proposal then was to subdivide the property into nine single-family lots. Information from this submittal indicates that this is the Final Plat for this subdivision. The proposed water supply is still listed as the North Weld County Water District (District) and a draft water service agreement was included in submittal materials indicating that the District will provide eight taps for the project. Based on current records on file in this office, the District currently has an adequate uncommitted water supply to provide the water associated with this project. Since no changes in the water supply for this subdivision were identified in this submittal, the comments from our letters dated November 12, 2002 and April 26, 2005 still apply, including the recommendation that the County obtain a signed copy of the water service agreement from the District prior to the final approval of this subdivision. If you have any question in this matter please contact Megan Sullivan of this office. Sincerely, Dick Wolfe, P.E. Assistant State Engineer cc: Jim Hall, Division Engineer George Varra, Water Commissioner, District 3 Water Supply Branch Subdivision File DW/MAS/Peace Haven Estates 2009-0026 EXHIBIT W�Pd C Planning Deportment EELEY OFFICE • WIDc. COLORADO • • MAR 1 5 2007 RECEIVED wei artbileld County Referral 07 March 2, 2007 The Weld County Department of Planning Services has received the following item for review: Applicant Robert Parsons Case Number MF-1025 Please Reply By April 1, 2007 Planner Hannah Hippely Project Minor Subdivision Final Plat for 8 residential lots, Peace Haven Estates, with Estate Zoning Legal Lot B of RE -3358; Part of NW4 of Section 10, T7N, R67W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 19 and South of and Adjacent to CR 84 Parcel Number 0705 10 200023 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. Weld County Utility Board Hearing (if applicable) April 12, 2007 4' We have reviewed the request and find that it does / does not comply with our Comprehensive Plan We have reviewed the request and find no conflicts with our interests. See attached letter. Comments: Signature Agency Date _V5a 0.1 ❖Weld County Planning Dept. +918 10th Street, Greeley, CO. 80631 •?(970) 353-6100 ext.3540 ❖(970) 304-6498 fax • 'C N O C O co N G co O co O ch N. O 4) To .r ri G) • MF-1025 Below is a list of the soils and their limitations according to the USDA, Weld County Soil Survey. Additional Comments that the applicant does an on site soils test prior to any construction. For a more complete intact our office at (970) 356-8097. If you or the applicant have any questions please feel Small Septic Tank1Prime Farm Commercial Absorption ' Land (if Buildings Fields irrigated) 0 a) rz o • Severe I.No C4 U) f -- Shallow Dwellings Dwellings with Soil Texture without Excavations basements basements CO CO r• - ' L C.7) (I) (7 Fine Sandy Loam ;Slight Fine Sandy Loam Slight (Clay Loam Q O 'C _ Case Number: Applicant:_ Planner: Map Soil Name Symbol C — C — ^ O --- y W s ' 03cA N wV U .c5 y I- CO w -, C Produced by West Greeley Soil Conservation District • • WUDC COLORADO • • Comments: Weld County Referral ,acid County Planning Department GREELEY OFFICE March 2, 2007 APR 0 2 2007 The Weld County Department of Planning Servfcgc livedciPollowing item for review: Applicant Please Reply By Project Legal Location Robert Parsons Case Number MF-1025 April 1, 2007 Planner Hannah Hippely Minor Subdivision Final Plat for 8 residential lots, Peace Haven Estates, with Estate Zoning Lot B of RE -3358; Part of NW4 of Section 10, T7N, R67W of the 6th P.M., Weld County, Colorado. East of and adjacent to CR 19 and South of and Adjacent to CR 84 Parcel Number 0705 10 200023 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. Weld County Utility Board Hearing (if applicable) April 12, 2007 We have reviewed the request and find that it does /does not comply with our Comprehensive Plan We have reviewed the request and find no conflicts with our interests. See attached letter. Ylet/N,c See vno wAta / C..,�ra�+ p ce.3\ mops �fO/# I a.t-- tno� "'t Signature Agency WL56 Date 011 -a-67 ❖Weld County Planning Dept. •918 10th Street, Greeley, CO. 80631 ❖(970) 353-6100 ext.3540 ❖(970) 304-6498 fax I Weld County Sheriffs Office • Memo To: Hannah Hippely From: Cdr. J.D. Broderius Date: April 1, 2007 Re: MF - 1025 Peace Haven Estates The Sheriffs Office recommends the following improvements for this housing sub -division: 1. The Sheriffs Office requests that builders and developers designate an area by the entrance of the sub -division in which to place a shelter for school children awaiting the school bus. This area should also include a pull off for the school bus which enables it to safely load and unload children out of the roadway. 2. Either mail distribution within the sub -division or a central drop off location within the sub -division should be developed so that residents do not have to cross a county road to obtain their mail. • 3. A permanent sign should be placed at the entrance to the subdivision detailing the name of the sub -division, address, and a graphical presentation of the roadways within the subdivision. There should be a plan developed to maintain this sign. 4. If the roadways within this sub -division are not maintained or adopted by the county, individuals purchasing property in this sub -division should be notified that the Sheriffs Office will have limited traffic enforcement powers. 5. A plan should be developed to maintain roadways within the sub -division especially during inclement weather conditions for emergency vehicles. 6. The Sheriff's Office is very supportive of homeowner funded homeowner's associations. These associations provide a contact for the Sheriffs Office and a means of maintaining common areas. 7. If there are oil or gas production facilities within this sub -division, they need to be fenced off in order to mitigate the potential for tampering. These facilities are known to create an attractive nuisance for young people. Tampering not only creates a significant danger to safety but also of environmental damage with extensive mitigation and clean-up costs. 8. The names of all streets within the sub -division should be presented to the Sheriffs Office for approval. This will eliminate duplication of street names within the county. The Sheriffs Office lacks the ability to absorb any additional service demand without the resources recommended in the multi -year plan provided to the Weld County Board of County Commissioners or as indicated by growth not considered at the time the plan was developed. I have no other comments on this • proposal. • cdo6 Parsons 40455 Skyfark(Drive Port Coffins, Colorado 80524 (Dear!Mr. Parsons, John B. Cooke, Sheriff Novem6er26, 2007 The street names that you provufdfor Well County Planning case numbers 94P 1025 and -OF 1041 are approved. I hope that you are feeling better. • Kenneth ePoncefotv, Commander Administrative Services Division 1959 OSav4 greets Cotonurq 80631 • Hannah Hippely From: ent: ubject: Ken Poncelow Monday, November 26, 2007 12:51 PM Hannah Hippely MF 1025 The street name for this subdivision has been approved. • • 1 COLORADO Weld County Planning Department GREELEY OFFICE MEMORANDUM OCT 23?nne RECEIVED TO: Chris Gathman, Planning Services DATE: October 22, 2008 FROM: Dave Snyder, E.I., Public Works Department, and Clay Kimmi, P.E., Public Works Department '.41. SUBJECT: MF-1025 Peace Haven Estates PUD (Final Plat) Weld County Public Works Department has reviewed final plan 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. Comments Final Plat: The Final Plat appears to be acceptable to Public Works. The Final Plat must be signed, stamped, and dated by a professional engineer prior to the recording of the Final Plat. Construction Plans: The Construction Plans appear to be acceptable to Public Works. Drainage: The Final Drainage Report appears to be acceptable to Public Works. ilinprovements Agreements: 1. A Road Maintenance Agreement for WCR 84 and WCR 19 has been submitted. a. Item 3C shall be completed. b. The application must be signed by the applicant. 2. An On -Site Improvements Agreement for Peace Haven has been submitted but needs to be updated to reflect the redlined comments shown in the previously provided agreement. The agreement must be signed by the applicant. Recommendation The above comments are prerequisites and shall be fulfilled prior to recording the final plat. The applicant shall address the comments listed above during this Final Plan review process. Comments made during this stage of the review process may not be ! all-inclusive as revised materials will pace to be submitted and other concerns or issues will arise during further review. The review process will continue only when all appropriate elements have been submitted. Any issues of concern must be resolved with the Public Works Department prior to recording the Final Plat. • PC: PF-1041 Tranquility Estates Pt :`D (Pioal Plat) r:Zdoc Cmail & Original: Planner: Chris Guthman PC by Post: Applicant: Robert Parsons PC by Post: Engineer Messner Engineering PC by Post: Surveyor: Merman Mild Surveting. Inc. • '.1`PI ANNING- DEVELOPMENT REVIEWO-0m.I PIS' (FF. MF MI02MF-11125 Peace Ha, en Estates PLID‘MF-10 25P' Haven Psules POD (Fetal Plan a710.]2AYJoc Page 1 of 1 OcleMe 22, 20110 WI�Yc COLOAAUO COPY MEMORANDUM TO: Chris Gathman, Planning Services ltiy FROM: Dave Snyder, E.I.,1Public Works Department, and Clay Kimmi, P.E., Public Works Department •t DATE: September 22, 2008 Weld County Planning Department GREELEY OFFICE SUBJECT: MF-1025 Peace Haven Estates PUD (Final Plat) SEP 2 3 7nnn RECEIVED Weld County Public Works Department has reviewed final plan 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. Comments Final Plat: The following changes shall be made prior to recording the final plat: 1. On pages 2 and 3 of the final plat, the typical road cross section shall be revised to show a 6" depth of aggregate base course (Class -6). 2. Please provide 2 copies of the final plat for inclusion in the construction plans that have been previously provided to Public Works. Construction Plans: Public Works requires 3 sets of final construction plans with original P.E. stamps, signatures and date. Public Works has received 2 sets of final construction plans. Please provide 1 additional set that includes the final plat. rainaae: e Final Drainage Report appears to be acceptable to Public Works. Improvements Agreements: 1. A Road Maintenance Agreement for WCR 84 and WCR 19 has been submitted. a. Item 3C shall be completed. b. The application must be signed by the applicant. 2. An On -Site Improvements Agreement for Peace Haven has been submitted but needs to be updated to reflect the redlined comments shown on the attached agreement. The agreement must be signed by the applicant. Recommendation The above comments are prerequisites and shall be fulfilled prior to recording the final plat. PC: PP -1041 'iranqullity [states PLO (Final Plat) #b.doc Email & OriginaC Planner: Chris Goihrnan PC by Post: Applicant: Robed Persons PC by Post: Engineer: Miissner Engineering PC by Post: Surveyor: INcrrnill Land Surveying, Inc. Attachments: Road Maintenance Agreement On -Sac Improvements Agreement • 54PLANIM NO DEN FLOP NI NOME v3Nal Plat MPP. Ml.MuI NNIP- 1025 Pmw- Haven Eaaln' POD,N11,1025 Peace 'Isom BWICS POD IPa✓al Plots SO 9-22-0B dot StgimiMr 22. 2008 Page 1 of 1 • WE�Y COLORADO Oa. MEMORANDUM Weld County Planning Department GREEi.._Y MI; RECEIVED TO: Chris Gathman, Planning Services DATE: July 24, 2008 FROM: Dave Snyder, E.I.,WJ*lie Works Department, and Clay Kimmi, P.E., Public Works Department SUBJECT: MF-1025 Peace Haven Estates PUD (Final Plat) Weld County Public Works Department has reviewed final plan 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 Comments Final Plat: The following changes shall be made prior to recording the final plat: 1. The typical road cross section shall be revised to show a 6" depth of aggregate base course (Class -6). 2. Please add the following statement to the General Notes: "Weld County will not be responsible for the maintenance of drainage related facilities". Construction Plans: The following items are to be address prior to recording the final plat: 1. Please address all red line comments in the construction plans. • 2. Please add the following note to the general notes sheet in the construction drawings: "The Engineer certifies the volume of the detention pond shown on the plan set matches the volume of the detention ponds as stated in the Final Drainage Report." Public Works requires 3 sets of final construction plans with original P.E. stamps, signatures and date. One check set of final construction plans may be submitted for review prior to supplying the 3 sets of signed plans. Drainage: ❑ Public Works received a Final Drainage Report for Peace Haven Estates PUD (MF-10258) on July 14, 2008. The report was submitted by Dennis R. Messner (P.E. #26109) of Messner Engineering, and is dated July 14, 2008. The proposed subdivision includes 8 lots on approximately 46 acres south of WCR 84 between WCR 19 and WCR 21. u The following items shall be address prior to recording the final plat: 1. The runoff and detention calculations appear to be incorrectly calculated in the Final Drainage Report, and do not meet Weld County standards. a. The impervious area for the historic condition appears to have been calculated using the existing conditions. The historic condition assumes the condition in which the site was prior to any settlement in the area. The impervious area for the proposed condition assumes that lawn has 0% impervious area but if the historic undeveloped impervious area is grasslands using a 2% impervious area, then lawn must be at least 2% impervious area. Changes to these calculations will affect all subsequent calculations including runoff, detention pond sizing, channel runoff, etc. Please review the calculations and revise as necessary. 2. All proposed swales, culverts, and other drainage -related facilities must be supported with engineering design calculations and details in construction plan sheets. These facilities shall be clearly indicated on a Drainage Plan sheet included in the construction drawing plan set. a. There appear to be multiple cross sections on the plan set that are titled the same. For example the cross section A -A and B -B appear multiple times on different plan sheets and refer to different features. Please • review the naming convention of all cross sections and revise as necessary. Please indicate and Page 1 of 2 name/number of every proposed channel and culvert in the subdivision on the plan views as well as in the profile view. b. Please review the calculations to ensure that the calculations refer to the correct name/number of every proposed channel and culvert in the subdivision. As requested in the May 12, 2008 Memorandum, please • review the Manning's n value to ensure that it is 0.025 for all CMP culverts. Please review the slopes and discharges for each culvert to ensure that they are consistent with the channel design and basin discharges. c. Please provide a sheet that shows all drainage sub -basins, flow lengths, and flow paths for each culvert. d. Please describe how water flowing in the swale adjacent to Peace Haven Way will make a 90 degree turn and flow into the culvert under Peace Haven Way. Please show the swale and 90 degree turn are erosionally stable for the proposed conditions. 3. The Final Drainage Report does not appear to contain calculations showing the stability of the channel along Peace Haven Way or the Emergency Access Road. Please provide appropriate permanent erosion control at pipe outlets and inlets, overflow areas, channel bends, high shear stress channels and swales, or any other areas requiring erosion control. Design calculations must be provided to support the selection of any and all erosion control measures, and must demonstrate that the proposed designs provide stable channel conditions prior to the establishment of vegetation. a. Please include calculations showing that all swales are erosionally stable. Please provide calculations showing channel stability for all velocities that exceed 5 ft/sec and all Froude numbers that exceed 0.6. b. All drainage channels must have at least 1 foot of freeboard. Please review the calculations for the channel designs to ensure that all channels have at least 1 foot of freeboard. Please revise as necessary. c. Please include calculations showing that the riprap does not require the use of both geotextile fabric and a granular filter blanket. 4. The culvert designs appear to utilize the Regional discharge for the sub -basins. Please use the User Entered discharge for all calculations. 5. The 5 -year historic release rate calculations are not included in the appendix of the Final Drainage Report. Please justify the 15.37cfs release rates identified in the detention pond calculations. 6. Please address all redline comments in the drainage report and on the construction plan drawings. improvements Agreements: Road Maintenance Agreement for WCR 84 and WCR 19 has been submitted and is acceptable with the following changes: 1. A new improvements agreement shall be sent with the updated fields and attachments. An On -Site Improvements Agreement for Tranquility Estates PUD has been submitted for review and is acceptable to Public Works. Recommendation The above comments are prerequisites and shall be fulfilled prior to recording the final plat. The appl cant shall address the comments listed above during this Final Plan review process. Comments made during this stage of the review' process may not be'all-inclusive, as revised materials will have to be'submffted:and other concerns or issues will arise during further review. The review.process will continue only when all appropriate elements have been submittedAny issues of ing th n must be resolved with the Public Works Department prior to recording the Final Plat:`. `PC: PI, -1041 Tranquility Estates PUD (Final Plat) #5.doe Email & Original: Planner: Chris Guthman PC by Post: Applicant: Robert Parsons PC by Post: Engineer: Messner Engineering PC by Post: Surveyor: ]ntermilI Land Surveying Ine. IA Page 2 of 2 COLORADO MEMORANDUM TO: Hannah Hippely, �Planning Services DATE: 04 -March -2008 FROM: Brian lZ. Varrella, P.E., CFM, Public Works Department, SUBJECT: MF-1025 Peace Haven Estates PUD (Final Plat) #3 Weld County Public Works Department has reviewed Final Plan materials and has the following development referral comments. Comments made during this stage of the review process are not all- inclusive, as revised materials will have to be resubmitted and other concerns or issues may arise during further review. Comments and Requirements Background Info: • Public Works received a Final Drainage Report for Peace Haven Estates PUD (MF-1025) on February 12, 2007. A previous version of this same report was received on March 7, 2007, on May 3 2007, and on September 26, 2007. AU have been reviewed by Public Works. • The report was submitted by Jeffrey W. Couch (P.E. #16584) of TEAM Engineering, and is dated February 5, 2008. The proposed subdivision includes 9 lots on approximately 49 acres south and east of the intersection of WCR 84 and WCR 19. • The Final Drainage Report is stamped, signed, and dated by a registered P.E. licensed to practice in the State of Colorado. Comments: 1. The Final Drainage Report submitted to Public Works on February 5, 2008 has not been changed since its original creation on May 1, 2007 (received by Public Works on September 26, 2007). Some of the pages included in the report have changed locations, and some of the divider sheets have new text font. The supporting calculations, however, have not changed since the May 1, 2007 report. a. A meeting was attended by Jeff Couch (Engineer), Robert Parsons (Applicant), and Hannah Hippely on October 8, 2007 at the Public Works office. At that meeting the drainage report dated May 1, 2007 (received by Public Works on September 26, 2007) was returned in person to Jeff Couch, with redlines. He verbally agreed to correct errors, complete the report, and return a revised report to Planning Services as soon as possible. The latest submittal incorporates no changes. 2. The Final Drainage Report for Peace Haven Estates dated February 5, 2008 shall be returned to the applicant's engineer as incomplete. The Report does not comply with Weld County Code, and cannot be accepted for review. The report and drainage design shall not be reviewed until it is compliant, and all information contained in the report is correct and pertinent to Peace Haven Estates PUD (MF-1025). 3. All review comments included in the March 28, 2007 review memorandum must be addressed and resolved prior to resubmitting the drainage and erosion control report and construction drawings for Peace Haven Estates PUD. A copy of requirements from March 28, 2007 is attached to this memorandum for use by the Applicant's engineer. 4. If new materials are delivered to Public Works for review, they shall be immediately checked for substantial changes. If no substantial changes are discovered, the application shall be immediately returned as incomplete. Page 1 of 2 04 -March -2008 M:\PLANNING —DEVELOPMENT REVIEW\3-Final Plat (PF, MP, MJF)\MF-1025 Peace Haven Estates PUD)MF-1025 Peace Haven Estates PUD (Final Plat) #3 doe Additional Requirements — the following information shall be required in addition to all requirements identified in the March 28, 2008 review memorandum: 1. 5 -year historic hydrology has not been calculated. Page 4 of the Final Drainage Report indicates the 5 -year discharge was calculated, yet it is not found in the report. Please provide these calculations to comply with Weld County Code 24-7-130. 2. Please provide a scale on all maps and figures in the appendix of the Final Drainage Report. 3. Please correct errors in the pond sizing calculations. The 5 -year historic outflow was not calculated anywhere in the Final Drainage Report, and the 5.43 cfs release rate is unsubstantiated. Methodology utilized in the pond calculations is not consistent with the USDCM (UD&FCD 2001). 4. Please correct errors in the orifice opening calculation. 5. Please use a Manning's-n value of 0.025 for the proposed CMP, per Weld County Ordinance 2006-7. This was requested at the October 8, 2008 meeting with the Applicant, Engineer, Planning staff, and Public Works Staff. 6. Please correct the trapezoidal channel analysis channel bottom slope to 0.10 ft/ft. This was requested at the October 8, 2008 meeting with the Applicant, Engineer, Planning staff, and Public Works Staff. Recommendation The current drainage report and construction drawings cannot be accepted or reviewed in their current form. All previous comments from the March 28, 2007 review memorandum shall be addressed and resolved prior to recording the final plat. The applicant shall address the comments listed above during this Final Plan review process. Comments made during this stage of the review process are not all-inclusive, as revised materials will have to be submitted and other concerns or issues will arise during farther review. The review process will continue only when all appropriate and pertinent elements have been submitted. Any issues of concern must be resolved with the Public Works Department prior to recording the Final Plat.* PC: MF-1025 Peace Haven Estates POD (Final Plat) #3.doc Email & Original: Planner: Hannah Hippely PC by Post: Engineer: Team Engineering Page 2 of 2 04 -March -2008 M \PLANNING — DEVELOPMENT REVIEWS -Final Plat (PP, MF, MJF)'ME-1025 Peace Haven Estates PUD\MF-1025 Peace Haven Estates PUD(Final Plat) 113doc COLORADO • MEMORANDUM TO: Hannah Hippely, Planning Services R EDATE ZS-lOfay-2007 FROM: Brian K" Va rella, P.E., CFM, Public Works Department, SUBJECT: MF-1025 Peace Haven Estates PUD (Final Plat) #2 Weld County Planning Department GREELEY OFFICE MAY 2 y 1IIJ7 ❑ Public Works received a Final Drainage Report for Peace Haven Estates PUD (MF-1025) on May 3, 2007. A previous version of this same report was received on March 7, 2007, and reviewed by Public Works. The review memorandum comments were delivered to all involved parties on March 28, 2007. ❑ The report was submitted by Jeffrey W. Couch (P.E. #16584) of TEAM Engineering, and is dated October 5, 2006. The proposed subdivision includes 9 lots on approximately 49 acres south and east of the intersection of WCR 84 and WCR 19. ❑ The Final Drainage Report is stamped, signed, and dated by a registered P.E. licensed to practice in the State of Colorado. Comments and Timeline ❑ The Final Drainage Report submitted to Public Works on May 3, 2007 does not describe the Peace Haven Estates PUD property, or the proposed drainage improvements for that property. Further investigation revealed the report was, in fact, a photocopy of another site (Tranquility Estates PUD, PF-1041). ❑ A meeting was held with Jeff Couch, and Dave Bauer and Brian Varrella of Weld County Public Works, on May 7, 2007. This meeting was requested by Public Works staff to discuss Peace Haven Estates PUD and Tranquility Estates PUD. At that meeting, the most recent drainage reports for both subdivisions were shown to Mr. Couch, and he was asked why the text and calculations were identical between the two very distinct subdivisions (including total site acreage, imperviousness, appendix spreadsheet titles and calculations). Mr. Couch agreed that the two reports were the same, and that he had submitted the Peace Haven Estates PUD report with Tranquility Estates PUD text and calculations only to meet County deadlines. He stated that he did not think Public Works would have time to review the material or provide comments before he was able to replace the report with the correct calculations and text. ❑ At the May 7, 2007 meeting between Jeff Couch and Public Works staff, Mr. Couch committed to delivering new Final Drainage Reports for both Peace Haven Estates PUD (MF-1025) and Tranquility Estates PUD (PF-1041) by the afternoon of Monday, May 14, 2007. As of the writing of this memorandum, Public Works has received no new information from Mr. Couch for either of these subdivisions. ❑ The Final Drainage Report for Peace Haven Estates does not comply with Weld County Code, and cannot be accepted for review. The report and drainage design shall not be reviewed until it is compliant, and all information contained in the report is correct and pertinent to Peace Haven Estates PUD (MF-1025). ❑ All review comments included in the March 28, 2007 review memorandum must be addressed and resolved prior to resubmitting the drainage and erosion control report and construction drawings for Peace Haven Estates PUD. Recommendation The current drainage report and construction drawings cannot be accepted or reviewed in their current form. All previous comments from the March 28, 2007 review memorandum shall be addressed and resolved prior to recording the final plat. Page 1 of 1 M \PLANNING - DEVELOPMENT REVIEW\3-Final Plat (PF, MF, MJF) ME -1025 Peace Haven Estates PUD\MF-1025 Peace Haven Estates PUD (Final Plat) #2doc 25 -May -2007 • *tesr County Planning Department 3REELEY OFFICE WIWDc. COLORADO MEMORANDUM MAR 2 8 ?.G[1' RECEIVED TO: Hannah Hippely, Planning Services DATE: 28 -March -2007 < FROM: Brian K. Varrella, P.E., CFM, Public Works Department, and Jess -I t, Public Works Department SUBJECT: MF-1025 Peace Haven Estates PUD (Final Plat) Weld County Public Works Department has reviewed final plan 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. Comments Final Plat: The following changes shall be made prior to recording the final plat: 1. A sign -off block shall be added for the utility and service companies. 2. The following note shall be added to the plat notes: Weld County does not maintain drainage related facilities. 3. All plat notes, including the right to farm statement, easement notes and general notes are required on the cover sheet only and shall be removed from pages that follow. All other notes spelled out in the Resolution shall be placed on the front page of the plat. 4. Please add a typical road cross section and subdivision entryway detail to the plat. 5. All drainage related areas shall be placed in dedicated drainage easements. This includes the proposed detention pond in its entirety. The detention pond and associated easement may not overlap into the Larimer County Canal ditch easement. Construction Plans: The following items are to be address prior to recording the final plat: 1. Please address all red line comments in the construction plans. 2. The three pages of the final plat shall be added to the construction drawing plan set. 3. The typical road section on Sheet 7 of 11 shall be revised to show a 6" depth of aggregate base course. 4. All easements and utilities shall be clearly identified on the Overall Utility Plan sheet. 5. The landscaped median at the entrance to the subdivision must be located in a separate outlot and maintained by the homeowners' association. 6. The mailbox and pedestrian shelter must be placed in an outlot, and maintained by the homeowners' association. The mailbox location must be approved by the Postmaster in writing, and the pedestrian shelter requires the written approval of the school district. A copy of all written approvals must be provided to Weld County Planning Services. — you can remove this requirement, I received this with the application. Public Works requires 3 sets of final construction plans with original P.E. stamps, signatures and date. One check set of final construction plans may be submitted for review prior to supplying the 3 sets of signed plans. Page 1 of 4 28-Marcli _CO7 Drainage: ❑ Public Works received a Final Drainage Report for Peace Haven Estates PUD (MF-1025) on March 7, 2007. The report was submitted by Jeffrey W. Couch (P.E. #16584) of TEAM Engineering, and is dated October 5, 2006. The proposed subdivision includes 9 lots on approximately 49 acres south of WCR 84 east of WCR 19. • ❑ The Final Drainage Report was stamped, but was not signed or dated by a registered P.E. licensed to practice in the state of Colorado. The Final Drainage Report and all construction plan sheets will not be approved without a wet stamp, signature, and date. ❑ The Final Drainage Report is incomplete, contains numerical errors, is inconsistent with the construction drawing sheets, and does not comply with Weld County Code. This report and drainage design cannot be fully reviewed at this time, and shall be returned to the applicant for correction and completion. The following items shall be addressed prior to resubmitting the Final Drainage Report and associated construction drawings: 1. The applicant shall obtain an agreement with the ditch company to receive flows from the subdivision. This documentation shall be included as an attachment to the drainage report, and shall approve both the quantity and nature of release to the ditch. The same documentation must also provide approval for improvements constructed inside the ditch, specifically the outlet pipe from the detention pond (with headwall and required riprap protection). The agreement shall also specify the maintenance of the ditch. A copy of the ditch agreement shall also be provided to the Department of Planning Services. 2. Please remove all references to "sketch plan" and "preliminary" design. This includes the reference on Page 5 of the Final Drainage Report, Chapter VI, Section B-1. 3. Please provide a figure clearly illustrating all drainage basins and Time of Concentration (Tc) flow paths. The Tc calculations in the Appendix of the Final Drainage Report cannot be reviewed without these necessary supporting documents. a. Please calculate the Tc for 100 -year developed (proposed) conditions. 4. Please add the following note to the text of the Final Drainage Report and notes on the Final Plat: "Weld County will not be responsible for the maintenance of drainage related areas." 5. Please show offsite contours for a minimum of 200 ft outside property limits, and on all offsite areas • flowing to the project site. 6. The detention pond discussion in the Final Drainage Report does not meet Weld County standards. The Final Drainage Report proposes no detention or water quality capture of onsite developed flows, but a detention pond is clearly indicated in the Construction Drawing sheets. Please correct this inconsistency. a. Detention and water quality control must be provided for the entire site, including undeveloped areas, to reduce the impacts of development on downstream properties. Stormwater detention facilities shall be sized to detain flows from the 100 -year storm falling on the entire fully - developed subdivision, and release at a rate not to exceed the 5 -year storm falling on the undeveloped (historic) site, as per Weld County Code 24-7-130(D) and Ordinance 2006-7. b. All detention volumes and water quality capture volumes shall be supported with engineering design calculations consistent with Urban Drainage standards published in the USDCM (2001). Outlet structures shall also be supported by engineering design calculations from the same. c. The detention pond, swales leading into the pond, and outlet structures leaving the pond must be placed in dedicated drainage easements. d. Please add appropriate details to the Construction Drawings for detention outlet structures and water quality structures. e. If the applicant cannot meet Code requirements, a variance shall be requested and approved by the Weld County Board of County Commissioners (BOCC) prior to Final Plat approval. 7. All proposed drainage swales and channels shall conform to Urban Drainage standards published in the USDCM (2001), Chapters 6 and 7, per Weld County Ordinance 2006-7. All proposed swales, culverts, and other drainage -related facilities must be supported with engineering design calculations and details in construction plan sheets. These facilities shall be clearly indicated on the Grading and Drainage Plan sheet included in the construction drawing plan set. a. Please indicate the size, shape, slope, and name/number of every proposed channel and culvert in • the subdivision. b. Water surface profiles are required for all channels conveying more than 50 cfs of flow. Page 2 of 4 28 -March -2007 • • • • • c. The proposed swale between Lots 4 and 5 does not meet open -channel design criteria from Chapters 6 and 7 of the USDCM (2001). Please provide engineering calculations to prove the proposed swale with the 5.5% longitudinal slope is stable under 100 -year storm conditions. If said swale cannot be proven stable as designed, then the engineer shall provide permanent erosion revetment along the length of the channel. Any and all proposed revetment must be specified by product name or engineer -approved equal, and appropriate details must be added to the Construction Drawings for construction. d. Please provide typical cross sections for all swales in the construction drawings for constructability. e. The applicant must specify a minimum acceptable size for driveway culverts on a lot -by -lot basis, or globally, that meets all applicable County criteria. These minimum sizes must be supported by engineering design calculations that demonstrate proposed culvert(s) do not inhibit flow in roadside ditches. The same applies to the proposed culvert for the roadside ditch at WCR 84, as discussed in the Final Drainage Report, Page 5, Chapter VI, Section C-2. f. All culverts must be analyzed using UD-Culvert, HY-8, HEC-RAS, CulvertMaster, or other approved program that adheres to HDS-5 guidelines (FHWA 2005). Please specify whether culverts are inlet control or outlet control as part of the analysis, and include appropriate tailwater conditions on all pipes consistent with proposed design features. g. Please provide a plan and profile sheet for all culverts that clearly labels the pipe length and slope, material type, diameter, invert elevations at daylight, existing and proposed grading over the pipe, the 100 -year water surface elevation through the pipe (HGL100), and the 100 -year energy grade line (EGL100) through the pipe. h. All non -driveway culvert inlets shall include debris racks to prevent clogging due to debris accumulation and to protect the public safety. Debris racks shall be sloped at 3H:1V or flatter per UD&FCD research. 8. Please provide appropriate permanent erosion control at pipe outlets and inlets, overflow areas, channel bends, high shear stress channels and swales, or any other areas requiring erosion control. Design calculations must be provided to support the selection of any and all erosion control measures, and must demonstrate that the proposed designs provide stable channel conditions prior to the establishment of vegetation. a. Please add rock riprap protection at all culvert outlets for the final drainage plans, and include rock size (Dso) and apron limits (length, width, and thickness). Please utilize UD&FCD methods, and include all design calculations and/or spreadsheets in the report appendix. b. Please support the riprap rundown rock sizing with appropriate calculations consistent with Urban Drainage standards published in the USDCM (2001). c. A self -launching termination key with a design detail is required for rock riprap rundowns. Please follow guidance provided in the USDCM, Chapter 4.4.2.4 (2001). d. Please specify an appropriate geotextile filter fabric or granular filter under all proposed riprap. Any geotextiles must be identified by product name and number, or engineer -approved equal. The selected product shall be fully documented with engineering design calculations based on site -specific soil conditions, manufacturer specifications and installation procedures, drawings, and details. 9. Please add an erosion control sheet to the construction drawing set. 10. Please address all redline comments in the drainage report and on the construction plan drawings. Improvements Agreements: A Road Maintenance Agreement for chemical dust suppression on WCR 84 and WCR 19, and for future paving of WCR 84 shall be submitted with the following changes: 1. Please fill in all the blanks on the form, sign, and date. 2. Public Works has reviewed the proportional cost for the Improvements attributable to the traffic generated by the Development. Attached is a table with a detailed breakdown of the costs. Please use these sheets to update the proportional costs on the agreement to a grand total of $103,304. Page 3 of 4 28 -March -2007 • • 3. A revised improvements agreement shall be sent with all fields updated and appropriate attachments included. •An On -Site Improvements Agreement for Peace Haven Estates PUD has been submitted for review and is acceptable to Public Works with the following changes: 1. Please update unit costs for the proposed 24" RCP culverts to $45 per linear foot (l.f.), and update the unit cost of water mains to $35 per l.f. 2. Please update Exhibit A to include detention pond costs and signage. Engineering and Supervision costs shall be 10% of the grand total. 3. Please update Exhibit A to reflect 6" of aggregate base course (A.B.C.) instead of 4" A.B.C. 4. Please update Exhibit B per redline comments to specify the month and year of anticipated work in the subdivision. Recommendation The above comments are prerequisites and shall be fulfilled prior to recording the final plat. • • PC: ME -1025 Peace Haven Estates POD (Final Plat) #Ldoc Email & Original: Planner: Hannah Hippely PC by Post: Applicant: Robert Parsons PC by Post: Engineer. Team Engineering PC by Post: Surveyor: Internal' Land Surveying, Inc. Page 4 of 4 28 -March -2007 • • min uotinty rlannlna Departmen GREELEY OF': -ICE /nKiT Wi�Pc COLORADO RECEIVED Memorandum TO: Hannah Hippely, W.C. Planning DATE: March 30, 2007 FROM: Pam Smith, W.C. Department of Public Health and Environment CASE NO.: MF-1025 NAME: Robert Parsons/Peace Haven Estates The Weld County Health Department has reviewed this Final Plat application. The Department has also reviewed the Change of Zone Resolution. The Resolution did not require primary and secondary septic envelopes be placed on the lots, nor did it require that language for the preservation and/or protection of the second absorption field envelope be placed in the development covenants. However, the applicant has chosen to place septic envelopes on the Final Plat. Therefore, the Department recommends that the septic envelopes be removed from the plat OR that language for the preservation and/or protection of the second absorption field envelope be placed in the development covenants. The Change of Zone Resolution was approved with the following conditions: 1. Water service shall be obtained from North Weld County 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. 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. 4. 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. 5. 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. 6. 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. O:\PAM\Planning\Final Plat\mf-1025 Peace Haven.rtf • • 1‘, WUk. COLORADO • • Weld County Referral March 2, 2007 The Weld County Department of Planning Services has received the following item for review: Applicant Robert Parsons Case Number MF-1025 Please Reply By April 1, 2007 Planner Hannah Hippely Project Minor Subdivision Final Plat for 8 residential lots, Peace Haven Estates, with Estate Zoning Legal Lot B of RE -3358; Part of NW4 of Section 10, T7N, R67W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 19 and South of and Adjacent to CR 84 Parcel Number 0705 10 200023 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. Weld County Utility Board Hearing (if applicable) April 12, 2007 U We have reviewed the request and find that it does /does not comply with our Comprehensive Plan ❑(/We have reviewed the request and find no conflicts with our interests. See attached letter. Comments: Signature Agency Date 3 - 7 +Weld County Planning Dept. +918 109' Street, Greeley, CO. 80631 ❖(970) 353-6100 ext.3540 +(970) 304-6498 fax • • itt:z COLORADO • • DEPASENT OF PLANNING SERVICES BUILDING INSPECTION NORTH OFFICE 918 10th Street GREELEY, COLORADO 80631 PHONE (970) 353-6100, EXT.3540 FAX (970) 304-6498 SOUTHWEST OFFICE 4209 CR 24.5 LONGMONT CO 80504 PHONE (720)652-4210 ext. 8730 FAX (720)652-4211 March 19, 2007 Robert Parsons Minor Subdivision Final Plat for 8 residential lots, Peace Haven Estates, with Estate Zoning. MF-1025 1. Building permits shall be obtained prior to the construction of any building. Building permits are required for the principle dwelling, the subdivision identification sign and for buildings accessory to the principle dwelling. 2. A plan review is required for each building. Two complete sets of plans are required when applying for each permit. Each building may be required to be designed by a Colorado registered engineer. 3. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of permit application. Current adopted codes include the 2003 International Building Code; 2003 International Mechanical Code; 2003 International Plumbing Code; 2003 International Fuel Gas Code; 2005 National Electrical Code and Chapter 29 of the Weld County Code. 4. Each building will require an engineered foundation based on a site -specific geotechnical report or an open hole inspection performed by a Colorado registered engineer. Engineered foundations shall be designed by a Colorado registered engineer. 5. Fire resistance of walls and openings, construction requirements, maximum building height and allowable areas will be reviewed at the plan review. Setback and offset distances shall be determined by the Zoning Ordinance. 6. Building height shall be measured in accordance with the 2003 International Building Code for the purpose of determining the maximum building size and height for various uses and types of construction and to determine compliance with the Bulk Requirements from Chapter 23 of the Weld County Code. Building height shall be measured in accordance with Chapter 23 of the Weld County Code in order to determine compliance with offset and setback requirements. Offset and setback requirements are measured to the farthest projection from the building. 7. Provide a letter of approval from Poudre Valley Fire Protection District for each residential structure. 8. There are no historical building permits on record for this parcel. y, RAgbr igi Building Official Service, Teamwork, Integrity, Quality • • • • • tear Poudre e� /Authority Weld County Nanning Department GREELEY OFFICE APR 0 6 2007 RECEIVED TO: Hannah Hippely FROM: Carle Dann, Fire Protection Technician, Poudre Fire Authority, phone 970.416.2869 RE: Peace Haven Estates DATE: April 2, 2007 CC: Jeff Couch and Robert Parsons Poudre Fire Authority will enforce the 1999 Larimer County Land Use Code Section 8.1.4.E., Other standards, and the 1997 Uniform Fire Code and its accompanying local ordinances, as follows: • WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Flow and spacing requirements for commercial buildings and residential buildings larger than duplexes are 1,500 gpm at 20 psi residual pressure, spaced not farther than 300 feet to the building, on 600 -foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. NOTE: After discussion with Jeff Couch on April 2, 2007, PFA will review the construction plans and determine if fire hydrant placement meets requirements; PFA received only the subdivision plat for review, which did not contain fire hydrant locations. 1997 Uniform Fire Code 901.2.2.2 • CUL-DE-SAC: A dead-end street cannot exceed six -hundred -sixty (660) feet in length. The turn -around at the end of the street must have an outside turning radius of fifty (50) feet or more, and an inside turning radius of twenty-five (25) feet. Short fire lanes are permitted to facilitate a second point of access when the street is longer than 660 feet. All structures beyond the 660 -foot limit shall be fire sprinklered if a second point of access cannot be provided. If constructed, the fire lane shall: ➢ Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. ➢ Have appropriate maintenance agreements that are legally binding and enforceable. ➢ Be designated on the plat as an Emergency Access Easement. ➢ Maintain the required minimum width of 20 feet throughout the length of the fire lane. • • • If a fire lane is not provided, all buildings out of access (exceeding the 150 -foot requirement) shall be equipped with an approved automatic fire -sprinkler system. NOTE: After discussion with Jeff Couch on April 2, 2007, it was agreed that the proposed Emergency Access Easement shown on the plat will be a sufficient second access point when the adjoining Tranquility Estates is constructed. However, until the time that Peace Haven and Tranquility Estates have acceptable, existing public streets, a Temporary Emergency Access Easement is required to be constructed, along the east side of the Peace Haven property, which runs north to Weld County Road 84, this providing a second access point. FCLUC 3.6.2(B)(C);3.6.6(I); 97UFC 902.2.2.3; 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 • ADDRESSING: Address numerals shall be visible from the street fronting the property, posted with numerals a minimum six (6) inches in height and on a contrasting background. (Bronze numerals on brown brick are not acceptable). NOTE: The address numerals are not appropriate for a north -south running street in that hundred blocks. The north -south blocks(s) in that area are in the 40000s range, not 9000s. This is an addressing issue that must be resolved for Weld County developments; as such, it does not meet PFA requirements for address numerals. 97UFC 901.4.4 • PLAT NOTE: The plat should designate the street name as Peace Haven Way, not Peace Haven Drive (which is shown on the plat). • • COLORADO • • Weld County Referral March 2, 2007 The Weld County Department of Planning Services has received the following item for review: Applicant Robert Parsons Case Number MF-1025 Please Reply By April 1, 2007 Planner Hannah Hippely Project Minor Subdivision Final Plat for 8 residential lots, Peace Haven Estates, with Estate Zoning Legal Location Lot B of RE -3358; Part of NW4 of Section 10, T7N, R67W of the 6th P.M., Weld County, Colorado. East of and adjacent to CR 19 and South of and Adjacent to CR 84 Parcel Number 0705 10 200023 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. Weld County Utility Board Hearing (if applicable) April 12, 2007 ❑ We have reviewed the request and find that it does / does not comply with our Comprehensive Plan ❑ We have reviewed the request and find no conflicts with our interests. ❑ See attached letter. rlo c- nmanenl, no r es/riTtn.enl n end (In (4ncr. Comments:. `k i;i 3eJ1OP7e, Aar sIAs9Slv\s'\cn5 RI1C`ut\Cn c _• ly n6\ UYbAn scar, ir.4 n + Q mmex)ON A \c 'on (na4n USs W1 -e -a- Yaw, A5 u- I-tene ) 5 6\04 v -wry 121C1� I~9t d9. 1WM1evv It 60O14\ t2-eco -zixxc �'fi>r&rigln2$ (laila)b11 Umti-cA @iv41-tt-S/44 t\.nck A-rVr -c- l°G1r ns L+vLn y- 4- 5evci-fin\ a wa \ t itg YcnA t.V'1 NisSr, -004 P05 Signature Agency Date �J _2 4-w7 ❖weld County Planning Dept. +918 10`h Street, Greeley, CO. 80631 ❖(970) 353-6100 ext.3540 +(970) 304-6498 fax 03/25/2007 20:10 9706858089 • WELDCNTVRE4 • PAGE 01/04 • C'tt MAR C 20 7 Weld County Referral March 2, 2007 The Weld County Department of Planning Services has received the following Item for review: Applicant Please Reply By Project Legal Location Parcel Number Robert Parsons Case Number MF-1025 April 1, 2007 Planner Hannah Hippely Minor Subdivision Final Plat for 8 residential lots, Peace Haven Estates, with Estate Zoning Lot B of RE -3358; Part of NW4 of Section 10, T7N, R67W of the 6th P.M., Weld County, Colorado. East of and adjacent to CR 19 and South of and Adjacent to CR 84 0705 10.200023 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. Weld County Utility Board Hearing (if applicable) April 12, 2007 ❑ We have reviewed the request and find that it does /does not comply with our Comprehensive Plan ❑,(l We have reviewed the request and find no conflicts with our interests. �IJ See attached letter. Comments: Signature Agency LWk «.. R. 11J I �Nd d f ✓LF Sc,c 1 c Date 3`2 — 4Weld County Planning Dept. 6118 10"' Street, Greeley, CO. 80631 4(970) 353-6100 ext.3540 4(970),304.6498 fax 03/25!2007 20:10 9706868080 • WELDCNTYRE4 • PAGE 02/04 EDUCATION FOR LIFE SAT NDSOR • • 26 March 2007 Ilannah iTippely Weld County Planning Department 918 10th Street Greeley, CO 80631 RE: Peace Haven Estates Minor Subdivision -Final Plat MF -1025 Dear Ms. 1-Tippely: Stephanie K. Watson Assistant Superintendent I tininess Services The above referenced Final Plat is proposed for eight lots on approximately 49 acres located east of and adjacent to Weld County Road 19 and south of and adjacent to Weld County Road 84. Although student and land impacts associated with this project appear minimal, already approved residential development within the area of the project contributes to a substantial cumulative impact upon Weld County School District Re -4. in addition, the effect upon school site planning is significant because of the difficulty in acquiring school sites in the appropriate locations and sizes to serve such dispersed development. Given the rapid growth of other areas within the School District, Weld Rc-4 remains concerned with its financial ability to provide for continuing growth within the area of the project. This and related concerns are discussed in detail below. Site issues Weld County Re -4 understands that the project proposes to divide the existing parcel into eight residential lots with Estate zoning. At this time, land dedication is not feasible to offset the impact of growth upon the School District, Therefore, District Re -4 requests cash -in -lieu of land for the eight lots at the current market value of land within the area. (see recommendations). Should the land use of any of the proposed lots change, the District requests the opportunity to respond to any proposed land use changes. Given. the substantial amount of residential development opportunity within District, it is strongly recommended that the County, Towns and the School District master plan the cumulative effects of growth upon existing and future school sites. WELD COUNTY SCHOOL, DISTRICT RE -4 Business Services 1020 Main Street • P.O. nnx 609 • Windsor, CO 80550 - (970) 686.8000 • pax (970) 686.5280 03/25/2007 20:10 9706868000 • r4ELDCNTYRE4 • PAGE 03/'04 • • Facility and Fiscal Capacity Issues Grandview Elementary School, Windsor Middle School and Windsor High School currently serve this area. Capacities and recent enrollments of these schools are: Seats Student Enrollment Available School (Grades) Capacity (09/1/06) (Short) Grandview Elem. School (K-5) 400 361 39 Windsor Middle School (6-8) 700 813 (113) Windsor High School (9-12) 1,240 976 264 Capacities of the schools that will serve this proposed development are either surpassing or quickly approaching their design limit. Accelerated residential growth and strong growth potential heighten the School District's conceit regarding its ability to provide adequate educational opportunities. Approved development far exceeds the District's current capacity to fund educational facilities. Consequently, approval of this project would exacerbate the expected seat (capacity) shortages. As of January 1, 2007, the District's total bonding capacity approximates $90.9 million at 25 percent of assessed valuation per state statute. Debt outstanding from the previous bond election is $31.6 million leaving $59.3 million available for future facility needs throughout the District. Given residential development and student potential from already approved but not completed projects, this amount is likely deficient to provide the necessary school facilities. Tf recent rates of growth are maintained, several schools at all levels will be required to serve the student population. For example, the District expects that within the next five to ten years, a new high school will likely be required; this is in addition to the middle school capacity that is currently exceeded. The costs associated with building a new high school and a new middle school will, by themselves, more than consume the remaining debt capacity, compromising the District's ability to provide for other areas of need. inadequate bonding capacity is the direct result of residential growth occurring at a pace that well exceeds the District's statutorily limited ability to fund school construction. Recommendations The School District remains very concerned about the recent trend toward accelerated residential activity and the ensuing enrollment that will follow as well as the District's physical and financial abilities to serve that growth. Because land dedication is not feasible From a development of this size, the District requests that the developer agree to pay cash in lieu of land. for each lot at the current market value of land within the area. In addition, it is respectfully requested that mitigation be provided to offset the unmet capital costs (i.e. lack of bonding capacity) that will be experienced for school structures. The cost of serving one single-family unit is nearly $18,200 in gross infrastructure costs. Over the life of a 20 -year bond, the net revenue from a single-family home averages nearly $4,400, leaving about $13,700 in net unmet school capital costs. Although the District realizes that the applicant may be unable to offset in WELD COUNTY SCHOOL DISTRICT RE -4 1020 Main Street • P.O. Box 609 - Windsor, CO R0550 • (970) 686-8000 • Fax (970) 686-5280 08/25/2007 20:10 9706068088 • WELDCNTYRE4 • PAGE 04104 full these expected unmet capital. costs, it is requested. that the applicant contribute to a practical proportion of these costs in order to provide for adequate educational facilities. Further, it is suggested that the County, Towns, District, and.. development community meet to discuss finding a solution to mitigate an equitable portion of these unmet capital costs. Because time is of the essence, the School District would like to reach this agreement within the near future. Assuming payment of cash -in -lieu of land at the updated value of $2,240 per unit and a reasonable contribution from the developer toward unmet capital costs, the School District does not object to approval. of this Recorded Exemption. In addition, the School District requests to be notified of any proposed land use changes associated with this project. Cooperation of all parties is necessary in offsetting the adverse fiscal impacts of rapid residential growth upon the School District's statutorily limited resources. Your continuing cooperation is sincerely appreciated., as is the opportunity to comment upon issues of interest to the County, the School District and our mutual constituents. Should you have questions or desire further information., please contact me at your convenience. Sincerely, J p `/LaV1a> , b0cdsc' t. Stephanie R. Watson Assistant Superintendent of Business Services Page 3 of 3 WELD COUNTY SCHOOL DISTRICT RE -4 1020 Main Stroct • P.O. Box 609 • Windsor, CO 80550 • (970) 686-8000 • Fax (970) 686-5280 Hello