HomeMy WebLinkAbout20072956.tiff F.-
•
• RESUBMITTAL REFERRAL REQUEST
'A TODAY'S DATE: September 1, 2007
PROJECT NAME: 35 Acre LLC
PROJECT FILE NO: 2007- 16
PROJECT TYPE: Annexation, Zoning, Concept Plan and
Comprehensive Plan Amendment
COMMENTS DUE BY: September 25, 2007
PLANNER: Todd Tucker
EMAIL: ttucker@frederickco.gov
Dear Referral Organization or Agency:
Information on the proposal in the Town of Frederick referenced above is enclosed
for your review and comments.
❑ We have no objections to this proposal
❑ Please note the following concerns this organization has with this
proposal:
❑ See attached letter for comments regarding this proposal.
Organization or Agency Name
Your Name
Signature
Date
Phone
For additional information, please contact the Planner at 303-833-2388
PLEASE RETURN TO:
Town of Frederick
Planning Department
P.O. Box 435
401 Locust Street
Frederick, CO 80530
Ph: 303-833-2388 Fax: 303-833-3817
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DRC: 35 acre DRC report#1 Response
PROJECT PLANNER
Todd Tucker, 303-833-2388
1. General comments
a. Inclusion and exclusion for the various special districts require specific
performances from the applicant and should occur concurrently with the
annexation. Please submit documentation verifying the inclusion / exclusion into
the appropriate districts as part of the next submittal (i.e. schedule of districts
including status of the inclusion /exclusion and copies of all related documents).
A table (Table 1) has been prepared which shows existing special district
inclusion and status of future inclusion/exclusion
2. Annexation agreement: The annexation agreement should reference the four
annexations in the title and exhibits.
a. Please note that the HOA will be required to Maintain WCR 20.5 from the west
end of the property to WCR 7. Please provide a discussion to this effect in the
annexation agreement.
This is noted and an additional section to the development agreement has
been added
b. Please note that the Town will not be providing potable water to this site. The
site is in the jurisdiction of Left Hand Water District. Therefore, water service is
subject to the requirements of the Left Hand Water District. Please amend the
Annexation agreement accordingly.
Left Hand Water District will provide potable water for the site
c. Regarding section 6 page 6 as well of the annexation agreement please be
advised that the Land Use Code requires that 20% of the property be dedicated
as open space. In addition, the Town will require some road rights-of-way to be
dedicated upon platting the development. While not all of the open space or road
rights-of-way needs to be dedicated to the Town at this time, these provision
should reflect that "(t)he applicant shall comply with dedication requirements in
this Code at the time of platting, such requirements to be determined per Code
requirements on the date of the applicant's application for subdivision pursuant to
the Code."
This is understood
d. Since septic systems will be installed, and due to the proximity of the proposed
development to water, it is likely that the septic systems will be required to be
engineered. In addition, a septic system management plan will be required as
part of the long term maintenance of this development. In order to ensure the
environmentally sound use of individual septic systems, the HOA will be required
to oversee the implementation of this management plan. Furthermore, all
building sites in this development will be required to connect to a sewer main
whenever such a sewer line is available within 400 feet of any existing or
proposed structure within the development. This condition shall be binding
regardless of whether an existing structure has a then working septic system and
having a working septic system shall not exempt any residence, or property, or
property owner in this development from this requirement. This requirement shall
be noted on the subdivision plat.
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The developer will work with Saint Vrain Sanitation District to determine the best
mechanism to ensure that all properties in this development contribute sewer tap
fees and any other applicable fees toward the construction of a sewer main that
will serve this and other developments, and to ensure that future property owners
in this subdivision are aware of any financial burden that this requirement may
impose.
This is understood. A preliminary ISDS analysis has been performed and is
included in the response to Weld County health Department
e. The recommendations of the Weld County Heath Department, in their letter
dated June 4, 2007 shall be followed with regard to developing this subdivision
with individual sewage disposal systems.
This is understood. A preliminary ISDS analysis has been performed and is
included in the response to Weld County health Department
f. Please note that per section 13.9 of the Land Use Code The final annexation
agreement document shall be signed by the applicant and made available to the
Town Clerk not less than two (2) weeks before the date of the public hearing on
the annexation.
This is understood
g. Water Rights
i. The Town shall have a first right of refusal on the sale of any water rights
that the developer currently owns or may own in the future. This section
shall apply to all types of water rights, including but not limited to raw
water, tributary water, irrigation or ditch water, shares in any ditch
company, Colorado Big Thompson water shares, or any other water
project of the US Bureau of Reclamation or of the Northern Colorado
Water Conservancy District.
This has been changed
h. Section 12, Parks and open space.
i. The Town adopted its current comprehensive plan on April 20`h, 2006.
Since the site is beyond the limits of the current plan, this should
reference the plan as adopted in 2006 including any amendments, and in
accordance with the provisions of the land use code and applicable
policies.
This has been changed
ii. See also section 19 of the agreement and revise accordingly.
i. Section 13. This should also indicate that the applicant shall include into the
Frederick Fire Protection District and exclude from the Mountain View Fire
Protection District in accordance with District policies and requirements.
This has been added
j. Vesting —section 17
i. Vesting occurs at final plat as noted in the annexation agreement and is
described in section 5 of the Land Use Code. The text references section
4 of the code for vesting — please correct. You may request additional
vesting at that time if you so choose. In addition, the concept plan is non-
binding. There is nothing in this review that will construe approval of any
future development.
This has been changed
3. Annexation maps #1, #2, #3, and #4
a. Please show the existing town limits in the vicinity map(s).
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DRC: 35 acre DRC report#1 Response
This has been added
b. Please verify that the description of all monuments, both found and set, which
mark the boundary of the property and all monuments, are provided in the map.
This has been added
c. Please label the status of the neighboring properties, i.e. Unincorporated Weld,
zoned Agricultural, etc.
This has been added
d. Section 3.10.12.i. requires mineral interests to be identified on the annexation
map. Please adjust the map accordingly.
This has been added
e. Section 3.10.12.1. requires that the 100-year flood plain and other water courses
be shown. Please adjust the map accordingly.
This has been added
f. Section 3.10.13 requires the surveyor to provide an annexation map land
surveying check list be provided buy the surveyor. Please provide.
This has been added
g. FYI — Please provide a copy of the legal description for each annexation in MS
word format. This shall be required prior to scheduling the substantial
compliance hearing.
This has been provided
4. Concept plan: Please note that there are three more steps to approval of any future
development on this parcel, sketch plan, preliminary plan and final plat.
a. Please add the following as a note to the Concept Plan "Development and
Phasing is subject to review and approval in accordance with the provisions of
the Land Use Code. Amendments to the plan may be required at any stage of
the review process to ensure compliance with the provisions of the code. Only
the recordation of an approved final plat will vest the proposed development."
This has been added
b. Please add a note that emergency turn-arounds and or access easements
across adjacent parcels may be required due for emergency access, due to the
length of roadway/ cul-de-sacs.
This has been added
c. Please label lots 24, 25 and 26 as outlots. Please not these lots as open space.
This has been added
d. Please add a note addressing how water quality will be addressed within this
development including but not limited to efforts to mitigate non-point pollution
from within the development, reduce algae growth, reduce evaporation, limit
leaching of ground water and or septic into the proposed water bodies, etc.
This has been added
e. Please add utilities such as potential electric / cable line locations including
easements.
This has been added
f. Please add building envelopes and show potential septic locations for each lot
accounting for appropriate setbacks. Please show an access connection to WCR
20.5.
This has been added
g. Please indicate the anticipated method of addressing storm drainage and
possible detention locations.
This has been added
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h. Please describe the purpose of the existing access easement located at the
south east corner of the lot.
There is to be one access easement. The previous easement was incorrect
i. Please indicate how the existing access drive will be addressed. Note that it is
preferred that the existing and proposed drives be combined.
There is to be one access easement. The previous easement was incorrect
5. Zoning map
a. Please provide a zoning map that matches the requirements detailed in section
3.2.2 of the Land Use Code.
A zoning map has been provided
b. Please add the legal description to the plan.
The zoning map includes these items
c. Please verify that the zone extends to the center line of the adjacent roadways,
waterways etc (see section 3.10.3.b(5)(d)
The zoning map includes these items
d. Please add a note indicating all existing land uses adjacent to the area to be
zoned.
The zoning map includes these items
e. Please annotate the width of the adjacent public rights-of-way.
The zoning map includes these items
f. Please respond to the criteria for a zoning map amendment.
The zoning map includes these items
6. Comprehensive Plan Amendment.
a. Please provide a response / analysis of the proposed comprehensive plan
amendment; pursuant to each of the following criteria:
i. The amendment improves the implementation of one or more of the
goals, policies, and strategies of The Town of Frederick
Comprehensive Plan, 2006.
1. Please list the applicable policies and provide an analysis of
those policies.
The Comprehensive Plan Amendment has been edited
to include this criteria
it The amendment will not pose a detrimental impact on existing or
planned Town facilities, services or transportation facilities.
The Comprehensive Plan Amendment has been edited to
include this criteria
iii. The amendment will not interfere with the existing or emerging land
use patterns and densities/intensities of the surrounding
neighborhoods as depicted on the Land Use Plan and contained
within the Town of Frederick Comprehensive Plan, 2006.
The Comprehensive Plan Amendment has been edited to
include this criteria
iv. The amendment will not interfere with, or prevent, the provision of
any of the area's (neighborhood's) existing, planned, or previously
committed services.
The Comprehensive Plan Amendment has been edited to
include this criteria
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TOWN ATTORNEY
Erin Clifford, 303-776-1169
The following are the legal comments regarding this submission:
a. Zoning application:
i. Please include a zoning map to the town's specifications
A zoning map has been provided
H. Please include the technical criteria for zoning
A zoning map has been provided
Hi. Please include a signed and completed fee agreement
A signed fee agreement has been included
iv. Please include a written statement describing the proposal and complying
with the land use code
This was provided in the first submittal
v. Please include a certified list of mineral interest owners, oil and gas
lessees and appropriate referral agencies and ditch companies.
A certified list of mineral owners and lessees has been
provided. There is no ditch on the property
vi. On the zoning map please include a legal for the entire property and for
the area to be zoned. Please remember that zoning is to the centerline
of roadways, etc. The title commitment should reflect this legal. This
might need to be a different title commitment than that for the
annexations. If the title commitment is different from the area to be
zoned because of the zone boundaries including streets and roadways,
please include a signed statement from the surveyor that says that the
area listed in the title commitment is wholly contained within the area
shown on the map.
The zoning map includes these criteria
b. Annexation application:
i. There are 4 annexations occurring. Please include a separate petition
listing each annexation separately. In all other documents, please
reference the annexations as 35 Acre LLC annexations 1-4. Each
annexation must have its own legal description. Please have the title
company do a legal in metes and bounds for each separate annexation.
They can all be in the same commitment, just need separate legals for
them.
Four separate petitions have been provided
ii. Please include a letter of intent to annex.
A letter of intent to annex has been included
iii. Annexation petitions should include a consent to including in city services
and water conservancy, a waiver of election, and agreement to pay back
taxes.
The petitions have been edited to include this information
iv. All annexation maps should show:
a. Name, address, phone number of landowner, developer, and
engineer, or surveyor preparing drawing.
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DRC: 35 acre DRC report#1 Response
Annexation maps have been edited to include this information
b. Please show location (on all maps) of each ownership tract in
unplatted land and boundaries and plat numbers of plots, lots, or blocks.
Annexation maps have been edited to include this information
c. Show names and location of all abutting subdivisions
unplatted— depicted and labeled as such.
Annexation maps have been edited to include this information
d. Show ownership of all mineral rights designated on map.
Annexation maps have been edited to include this information
e. Please show Exception 9 from the Title Commitment on the
appropriate annexation map.
Annexation maps have been edited to include this information
vi. Please submit a certified list of mineral interest owners and
appropriate ditch owners.
A certified mineral interest ownership list has been included
vi. Please submit an annexation assessment report
This was previously submitted with the original application
vii. Please submit the rest of the appropriate letters of support
Additional letters of support have been included
viii. Annexation agreement, please submit draft of agreement to our
office electronically. The base document should not be changed.
Only the additional exhibits should show changes. You can contact
me with any questions.
The annexation agreement has been left un-edited. N attachment
of edits has been included
PROJECT ENGINEER
Myles Throop, EIT, 303-833-2388
• While the Weld County Health Department has authority to make a final determination
about individual sewage disposal systems (septic tanks), due to high groundwater it is
unlikely that this development will be approved unless it is served by St. Vrain
Sanitation District.
A groundwater elevation analysis has been conducted and for areas where high
water table may be encountered, additional fill will be placed.
• The Town is in the planning stages of a raw water distribution system and has
incentives for the use of non-potable water for irrigation of common area open spaces
as well as irrigation of individual lots. Please consider designing this development with
raw water used for irrigated residential lots and common area open space.
The applicant has full intentions of working with the Town for utilization of the
ponds for raw water storage
• The annexation agreement will need to have provisions that clearly and specifically
designate the developer or its assigns (the HOA) to have the responsibility of
maintaining CR 20 1/2 from CR 7 west to the subject property.
A maintenance agreement for the portion of WCR 201/2 from WCR 7 to 35 acre
LLC has been included in the Annexation Agreement as Attachment B
• Please consider provisions to be placed in the HOA governing documents, to prevent
damage to the shoreline of the proposed ponds.
This comment is well taken and will be strongly considered
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DRC: 35 acre DRC report#1 Response
• The proposed ponds are a beneficial aspect of this development from a lifestyle quality
perspective as well as being a necessary component of a raw water irrigation system.
Due to the high water table in the area these ponds may expose ground water. If that
should occur an augmentation plan will need to be filed with the State Engineer.
Additionally, are the 2 shares of Plumb and Dailey Ditch water direct flow rights only,
or do these ditch shares also have storage rights? If no storage rights exist, a water
change case may be required. Water rights are complicated and usually require the
expertise of a water rights attorney. The Town may be able to work with you to
eliminate some of these issues.
The plan for the ponds will be to line them with a compacted clay liner and
effectively disconnect them from the local groundwater. It is likely the Plumb
and Dailey will continue be used for direct flow and the ponds for storage of
other water rights owned by the town.
If you would like to discuss the Town's raw water system plans and how we can work
together with this development, please give me a call.
• On Annexation Map No. 4 please remove the word "See" next to"See Detail A" (this is
found next to Detail A).
• The current concept plan shows 50' of right of way for the roads. Please plan on
dedicating a 60' wide right of way (or an easement in the case of private ownership of
roads) for all local roads.
The roads are to by private roads, therefore the 50ft right of way has been left
• The total length of the proposed cul-de-sac, which serves 23 lots, is approximately
3000 feet. Both of these conditions violate the maximum allowable length of a cul-de-
sac without a secondary or emergency access. Please provide a second roadway
connection, or an emergency access easement.
Emergency access easements have been shown on the revised concept plan
FREDERICK-FIRESTONE FIRE PROTECTION DISTRICT
Dave Puccetti, Fire Marshall
The following comments must be addressed prior to approval by the District for this project.
• All references to Tri-Area Ambulance need to be deleted from all documents.
• At time of annexation the developer will need to submit inclusion / exclusion documents for
the Frederick-Firestone Protection District for processing. The exclusion will need to be
submitted to Mountain View Fire Protection District.
• All developments within the 35 acre LLC area will need to be reviewed and approved by the
Frederick-Firestone Fire Protection District.
MOUNTAIN VIEW FIRE PROTECTION DISTRICT
Steven Pischke, 303-772-0710
In an IGA with the Town of Frederick in 2005, the Mountain View Fire Protection District agreed
to process and exclude those areas noted into the comprehensive plan in effect at that time
At the present time we are servicing the area noted in this proposes annexation by the Town
and its Fire Districts intent to continue to provide service to this area and any development
occurring in this proposed annexed area will be subject to the Fire Code and any other
regulations in effect at time of development.
Page 7 of 13
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ST. VRAIN SANITATION
Megan Humbrecht, 303-776-9570
The land parcel is within the St. Vrain Sanitation District 208 service area but is currently 1.5
miles to the east of the proposed subdivision. SVSD is fine with the installation of individual
septic systems as proposed, because sewer is not within 400 feet of the project. If sewer does
become available and the septic system fails, they will be required to connect if the line is within
400 feet.
LEFT HAND WATER DISTRICT
CHRISTOPHER SMITH, 303-530-4200
The district would object to a community well, since the parcel is within the districts boundary.
The site is within the districts boundary and could be receive water service subject to all
requirements of service, adherence to all rules and regulations, regarding construction,
execution of agreements and payment of fees. Capacity to serve is also on a first come first
serve basis.
Left Hand Water has been contacted and the applicant agrees to bring Left Hand Water
Taps to the development
ST. VRAIN SCHOOL DISTRICT
Judy Rusk, 303-682-7229
Did not receive a referral packet
UNITED POWER
Al Trujillo, arujillo@unitedpower.com
Ten foot front lot easements and eight foot rear lot easements required.
A will serve letter has been received from United Power
CARBON VALLEY RECREATION DISTRICT
Renee Witty, 303-866-3660
No response
COLORADO DEPARTMENT OF WATER CONSERVATION BOARD
Thuy Patton, El, CFM, (303) 866-3441
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Page 8 of 13
DRC: 35 acre DRC report#1 Response
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WELD COUNTY PLANNING DEPARTMENT
Jacqueline Hatch, 720-652-4219
The Weld County Department of Planning Services and has reviewed the request and have the
following comments.
The annexation includes two parcels Lot A and Lot B of Recorded Exemption RE-2408.
Enclosed is a copy of the recorded plat.
Transportation and Public Roads and Drainage Patterns
The historical storm water drainage patterns and runoff amounts must be maintained if the
aforementioned property is developed. The municipality should require the developer to
perform a detailed engineering study that shows both the undeveloped and developed drainage
patterns. The drainage study should trace the route of off-site discharge until it reaches a
natural drainage course such as a creek of river. The developer should be required to mitigate
any downstream impacts. The Weld County Department of Public Works requests the
opportunity to review and comment on all such drainage studies.
A preliminary drainage study has been conducted and is enclosed
IGA
The proposed annexation is located within the Intergovernmental Agreement Area recognized
by Weld County and the City of Frederick.
Environmental Concerns
The Weld County Department of Health and Environment was unable to respond to this referral.
The following comments are generic in nature and may not address unique or related issues
regarding this referral request.
Development of this site may result in dusty conditions and storm water runoff. The developer
should obtain appropriate storm water discharge and emission permits from the Colorado
Department of Public Health & Environment.
This is understood and all appropriate permits will be acquired
Each commercial development must comply with all applicable Weld County, Colorado
Departments of Public Health & Environment, EPA and/or Oil & Gas regulations. Contact the
appropriate agency for site specific requirements.
This is understood
Water Availability
As required in Section 30-28-136(1)(h)(II), C.R.S., a municipality or quasi-municipality which is
designated as the source of water for a proposed subdivision or other use, shall file a report with
Page 9 of 13
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the county and state engineer documenting the amount of water which can be supplied without
causing injury to existing water rights. Such a report should include a summary of water rights
owned or controlled by the District, the yield of these rights both in an average year and a dry
year, the present demand on the system and the anticipated demand due to commitments for
service entered into by the District, and the amount of uncommitted firm supply the District has
available for future development. A copy of the Water Supply Information Summary may be
obtained from the Colorado Division of Water Resources.
The project will utilize Left Hand Water. The ponds will be sealed from groundwater
Flood plain
Adherence to FEMA standards are required when development occurs in the floodplain.
The property is outside the 100 year floodplain
Adjacent and Surrounding Properties
The present zoning of adjacent and surrounding properties, in the County, are predominantly
Agricultural, Residential, and Commercial. Owners of property in the area of this proposal
should be made aware that agricultural uses, even when done in a manner consistent with good
Agricultural practices, may generate, but are not limited to, noise, dust, flies, odors, aerial
spraying and slow moving equipment on County roadways. New residents cannot expect all
agricultural practices to stop for their convenience. It is important for future residents to note
that adjacent properties may be in unincorporated Weld County and that Weld County supports
the Right to Farm Statement (Appendix 22-E, Weld County Code) and recommends it be placed
on all plats adjacent to unincorporated areas:
WELD COUNTY'S RIGHT TO FARM: Weld County is one of the most productive agricultural
counties in the United States, ranking fifth in total market value of agricultural products sold.
The rural areas of Weld County may be open and spacious, but they are intensively used for
agriculture. Persons moving into a rural area must recognize and accept there are drawbacks,
including conflicts with longstanding agricultural practices and a lower level of services than in
town. Along with the drawbacks come the incentives which attract urban dwellers to relocate to
rural area: open views, spaciousness, wildlife, lack of city noise and congestion, and the rural
atmosphere and way of life. Without neighboring farms, those features which attract urban
dwellers to rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established
agricultural practices to accommodate the intrusions of urban users into a rural area. Well run
agricultural activities will generate off-site impacts, including noise from tractors and equipment;
slow-moving farm vehicles on rural roads; dust from animal pens, field work, harvest, and gravel
roads; odor from animal confinement, silage, and manure; smoke from ditch burning; flies and
mosquitoes; and the use of pesticides and fertilizers in the fields, including the use of aerial
spraying. Ditches and reservoirs cannot simply be moved out of the way of residential
development without threatening the efficient delivery of irrigation to fields which is essential to
farm production.
Section 35-3.5-102, C. R. S., provides that an agricultural operation shall not be found to be a
public or private nuisance if the agricultural operation alleged to be a nuisance employs
methods or practices that are commonly or reasonably associated with agricultural production.
Weld County covers a land area of over 4,000 square miles in size (twice the State of Delaware)
with more than 3,700 miles of state and County roads outside of municipalities. The sheer
magnitude of the area to be served stretches available resources. Law enforcement is based
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on responses to complaints more than on patrols of the county and the distances which must be
traveled may delay all emergency responses, including law enforcement, ambulance, and fire.
Fire protection is usually provided by volunteers who must leave their jobs and families to
respond to emergencies. County gravel roads, no matter how often they are bladed, will not
provide the same kind of surface expected from a paved road. Snow removal priorities mean
that roads from subdivisions to arterials may not be cleared for several days after a major
snowstorm. Snow removal for roads within subdivisions are of the lowest priority for public
works or may be the private responsibility of the homeowners. Services in rural areas, in many
cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be more
self-sufficient than urban dwellers.
Children are exposed to different hazards in the county than in an urban or suburban setting.
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for
pumps and center pivot operations, high speed traffic, sand burs, puncture vines, territorial farm
dogs, and livestock present real threats to children. Controlling children's activities is important,
not only for their safety, but also for the protection of the farmer's livelihood. Parents are
responsible for their children.
This is understood
WELD COUNTY PUBLIC HEALTH
Pam Smith, 970-304-6415 x 2211
The Department has reviewed your referral request for the 35 Acre LLC annexation. Very
limited information was provided in this referral request and therefore comments will be very
limited in scope. This proposed subdivision consists of 23 residential lots, served by community
well and individual sewage disposal systems. The proposed development is currently outside
the Town of Frederick city limits. All lots will have lakefront access. No preliminary percolation
tests were conducted on the subject site to determine the suitability for septic systems. Concept
Plan, page 1 indicates that Left Hand Water District has a water main in CR 20 ''A.
The Department does not recommend that this development should be approved at this time.
This recommendation is based upon the overall density being less than 2.5 acres and the lack
of evidence of an adequate water supply (discussed below).
1. The minimum proposed lot size (1.0 acre) meets Department policy, however, coupled
with the overall density of one septic system per 1.5 acres, it does not meet current
Department policy of 1 septic system per 2.5 acres.
The proposal has been changed to 24, 1-acre lots over 61 total acres, with Left
Hand Water supply. This meets the criteria of 1 acre lots and greater than 2.5 acre
overall density
2. All lots have lakefront access. Accounting for the sizes, the required 100 foot setback
for septic systems to the lake high-water line and the unknown percolation rates in the
development there is not enough information to determine if the lots sizes are adequate.
Additionally, oil and gas, utility, and other easements, etc. may further limit the functional
building and septic system area on some lots.
Test hole boring logs have been provided for the entire site as well as
groundwater elevations from May of this year. Additionally, two percolation tests
were conducted which show infiltration rates of 1"/15min and 1"/20 minutes. In
general, based on the test hole information there is adequate soil and the
Page 11 of 13
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groundwater is sufficiently low enough to support an absorption field. For areas
where soil thickness is inadequate, the developer will grade the site to add soil.
Septic absorption envelopes have been shown on the revised concept plan based
on a 6 bedroom household and criteria from Table 30-B (Chapter 30 of the Weld
County Code). It is understood that each ISDS will need to be carefully
engineered based on site specific information.
3. The Department is aware that the well water system will be deemed a public water
system as defined in the Colorado Primary Drinking Water Regulations (5 CCR 1003-1).
The applicant did not supply any evidence regarding the creation of this public water
system for the distribution and management of the water supply. The water supply
should be evaluated for quality and its longevity.
The project has been changed to utilize Left Hand Potable water supply
Therefore, the Department is recommends that this development not be approved. We would
encourage the Town to request the following information to allow for further consideration of the
development:
• The applicant should submit a plan review to the Drinking Water Section of the Water
Quality Control Division of the Colorado Department of Public Health and Environment
for the proposed water distribution system. The applicant should submit any response to
any review with the further applications. For information regarding the plan review
process, contact the Colorado Department of Public Health and Environment, Water
Quality Control Division, Drinking Water Section at (303) 692-3500.
No longer applicable
• An evaluation of the aquifer to supply an appropriate quality and quantity of water. Well
systems in Weld County must demonstrate that they are adequate for a 300-year supply.
No longer applicable
• Appropriate geologic information, including percolation tests, to evaluate the typical size
of septic systems that may be required.
Test Hole Logs, preliminary percolation tests and groundwater iformation has
been enclosed
• A proposed plat map delineating building envelopes, two septic envelopes, easements,
setbacks, etc.
Preliminary absorption field septic envelopes have been added to the concept
plan
The Department would like to remind you that according to 25-10-112 (1) and (2) CRS,
septic permits are required to be issued before building permits and final approval of the
system is required to be granted prior to the issuance of any occupancy permit. The
permitting authority for individual sewage disposal systems is the local health Department, in
this case, Weld County.
Thank you for the opportunity to respond to this referral. If you should have any questions,
please contact me at 970-304-6415, extension 2211.
CITY OF LONGMONT
Froda Greenberg, 303-651-8326
The City provided extensive comments which are attached. Please respond to the attached
letter, in particular, please respond to the following paragraphs:
Page 12 of 13
DRC: 35 acre DRC report#1 Response
• Clustered Development
The concept for the development is for large estate lot style development. Clustered
development will not allow for ISDS nor is it in keeping with the surrounding land use.
The property does not have Boulder Creek Frontage and there is generally poor
riparian habitat east of Lot B.. East of Lot A, there is already a 300-400 ft buffer from
the Creek provided by the Parker estate property The applicant will consider
designing building envelopes to maximize the buffer between buildings and the City
of Longmont open space and the Boulder Creek corridor.
• Water rights
The property currently has Plumb and Dailey Water rights. This water will likely be
used as direct flow for irrigation of the property. The ponds will likely store raw water
for the town of Frederick for use in their irrigation raw water master plan.
• Water and sewer
The project has been changed to now utilize Left Hand Water supply. A preliminary
ISDS analysis has been conducted and it is understood that although careful site
specific engineering will be required to meet the Weld County health Departments
review criteria, this site is suitable for ISDS.
• Boulder Creek Trail.
The property does not contain Boulder Creek frontage. The applicant will work with the
town and or county regarding integrating access to the future Boulder Creek Trail.
Page 13 of 13
TABLE 1. Special Districts Status — 35 Acre LLC
DISTRICT IS THE PROPERTY STATUS OF
CURRENTLY INCLUSION
INCLUDED IN THIS /EXCLUSION
DISTRCIT?
St. Vrain Sanitation Yes
District
Left Hand Water Yes
Northern Colorado Water Yes
Conservancy District
St. Vrain Valley School Yes
District RE1J
Carbon Valley Recreation Yes
District
Frederick-Firestone Fire No Forms are filled out and
Protection District are to be filed in
September 07
Mountain Valley Fire Yes Forms are filled out and
Protection District are to be filed in
September 07
YOUNG LAW FIRM, L.L.C.
August I. 2007
It�tt P. File
5 Acre. L.L.C.
P.O. Box '.}t;1
Broomfield. Colorado 80038
Via Facsimile: (30..) 4(14-(1778; Original to Follow Via U.S. Mail
Re.: Certified List of Mineral Interest Owners,Oil & Gas Lessees
Lot A and Lot 11, Recorded Exemption #1313.17-1-RF2408
Section 17: N E/4; Township 2 North, Range 68 Wet,
Weld County, Colorado
Dear \'1r. File:
I have researched the public records of Weld County,Colorado in order to
determine the ownership of the oil,gas and other minerals under the above described
lands in Weld County, Colorado per your request. Based on my review, I certify the
current mineral,oil and gas owners, and oil and gas lessees of the above property as
f0lluws:
Lot A,Recorded Exemption #1313-17-1-RE2408:
Owner,.
Jessie I.croti Thomas and l)tv le homas
1 763 VCR 20
I ongm►►nt.Colorado 80504
owner.(:fil and(ias_intc st:
Jessie Leroy Thomas and Doyle CL Thomas
I?(3 N,v(:'RR 20 !'s
l.ongnK nt.t'calortdo 80504
(see Notes 1 & 2.below)
Notes:
I. 13y Quit Claim Deed dated December 19, 2005, recorded on JEmuary 19, 2006 at
Reception Number 3355948,Jessie Leroy Thomas and Trudy K. Thomas
quitclaimed all of the oil and gas minerals in and under. . . the subject tract...
-The name of the grantee was omitted from the Quitclaim Dee L.despite the tact
that the grantee address was identified in the document as P.O. Box 983,
l3roomtield. Colorado 80018 which is presently the address for 35 Acre, I.:.l_.C.
The Quit Claim deed is invalid, however,as the grantee is not named. Therefore.
380 I Aaf-7,4! r Sum 3001 DF v :K;[i n OKADo l 80210
1 ,i rtmor:t (30.3►)9')1.57581, Fgc-st inn. :(303)991-5759
this particular interest wes not conveyed to 35 Acre. L.L.G. at that time. Once a
corrected Quit Claim Deed is executed and recorded. 35 Acre. G.L.C. will then
become the record owner of the Oil and Gres mineral interests.
Owner Minerals.(:)lhcr than Oil and Ca4_'
Jessie Leroy Thomas and Dole G. Thone.rs
1763 WCR 20 Vi
Longmont.Colorado 8t)5tt4
*Subject In Option to Purchase d.itecl I)ecember 19, 2tt;i5 i see Note 2 below)
2. The interests of-Jessie Leroy 1 hotnas and Doyle G. -Thomas(minerals other than
Oil and Gas) are subject to an Option to Purchase dated December 19,2005. A
Memorandum of Agreement. from Jessie Leroy Thomas and Trudy K. Thomas to
35 Acre, L_L_C_, dih..'a Water Valley- Partners reflects the Option to Purchase and
was recorded on January 13. 201)t at Reception Number 3355954. In the event
the Option to purchase is exercised 35 Acre. L.L.C. d hla Water Valley Partners
will become owner of the property and mineral interests other than oil and gas..
Le (Oil and(lust:."
Kerr-McGee Oil & Gus Onshore.L.F.
1999 Broadway, Suite 3700
Denver,Colorado 80202
*The validity and enforceability of the.Oil and Gas Lease dated November 23, 19970,
Township 2 North, Range(i8 West, Section 16 NW/4 and Section 17 13/2NE/4;SWNE
save and except a .0097 acre tract. Weld County. Colorado is currently disputed.
Lot 13, Recorded Exemption 41313-17-1-RE2408:
Qwner`9wt er_Oil. ts_and () h4r lincrals:
35 Acre. L..L.C.
P.U. Box 983
13rootnfietd,Colorado 80038
l..essees.( 3i1and Ctas):*. �"
Kerr-McGee Oil & Cats Onshore.
1990 Broadway, Suite 3700
Denser, Colorado 80207
"The validity and enforceability of the Oil and Gas Lease dated November 23, 1970,
Township 2 North, Rnnge 68 West,,.Section 16 NWI4 and Section 17 ErINF,/4; SWNE..
save and except a .0097 acre tract_ Weld County,Colorado is currently disputed.
Statement of Qualifications
James E. Yount, is a licensed attorney, licensed to practice law in the State of
Colorado. Mr. Young has been licensed since 19998.
3801 E. 1:'s.e>RMA AVENUE tir 3001 D vr-.a I COLORADO 130211)
Trti too: (303)991-5758 I Fkcsttlt.E: (303)991-5759
Yours vim= true..
r''"
J.irri 1-:.. Young .4—.-----
-
3801 E. Fi.r Ram AVENUE ur.1 SLm u 4001 DEN,.1 R#C'OLORat.,u i 84210
TEL EPHON1: (343)991.57581 F.CsimiL1::(303)991-5759
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