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Home My WebLink About20071277.tiff mans vannu 'mum's &WaltmanR GREELEY OFFICE • JAN - 8 2007 tresss RECEIVED Weld County Referral Weld County Planning Department lDe GREELEY OFFICE December 18, 2006 Wi DEC 2 6 2006 • COLORADO RECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Lone Tree Estates Case Number PZ-1116 Please Reply By January 15, 2007 Planne Jacqueline Hatch Project Lone Tree Estates PUD, Change of Zone from Agricultural)Zo trict to PUD for three (3) lots with (E) Estate Zone uses. Legal Lot C of RE-3846, part of the NW4 of Section 27, T7N, R65W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 43 and approximately %mile north of CR 76. Parcel Number 0709 27 200044 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) March 6, 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. 9_ See attached letter. Comments: -210- [& rt o — SignatureCL' 477-42 Date / —, o —O7 Agency le-re. , *�d�✓`' tati • +Weld County Planning Dept. 4x4209 CR 24.5, Longmont,CO. 80504 ❖(720)652-4210 ext.8730 •:•(720)652-421 EXHIBIT 2007-1277 " LONE TREE ESTATES PUD Developer: Lone Tree Estates CASE # PZ-1116 Planner: Jacqueline Hatch PT NW4 27-7-65 ZONED PUD/ESTATE PT IS IN FLOOD PLAIN (0487C) RIF AREA #2 NOT IN STORM/UGB AREA NORTH WELD COUNTY WATER DISTRICT INDIVIDUAL SEPTIC SYSTEMS XCEL ENERGY 3 LOTS PRELIMINARY ADDRESSING 1/26/07 (LIN) Lot 1 37698 LONE TREE CIRCLE Lot 2 37692 LONE TREE CIRCLE Lot 3 37688 LONE TREE CIRCLE Lin Dodge, Building Tech 1/26/07 1-15-07; 12: 11PM;Eaton School Dist. ;9704645193 v I/31in k l4 Weld County y Referral al 1111 December 18, 2006 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Lone Tree Estates Case Number PZ-1116 Please Reply By January 15, 2007 Planner Jacqueline Hatch Project Lone Tree Estates PUD, Change of Zone from the A(Agricultural)Zone District to PUD for three(3) lots with (E) Estate Zone uses. Legal Lot C of RE-3846, part of the NW4 of Section 27, T7N, R65W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 43 and approximately %z mile north of CR 76. Parcel Number 0709 27 2O0044 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) March 6, 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. Comments: _ Signature k�, )�A fJ-1��tAN'c SuP,wt,'4dtaa Date !(5On Agency i SatoaL 1ISMAcT +Weld County Planning Dept. +4209 CR 24.5,Longmont, CO.80504 -:-(720)652-4210 eXt.8730 4(720)6524211 fax 1-15-07: 12: 1 ,PM;Eaton School Dist. ;9704545193 EATON SCHOOL DISTRICT RE-2 Dr.Randy Miller 200 Park Avenue Superintendent Eaton,Colorado 80615 ^"a70)454-3402 20)454-5193 Fax January 15, 2007 Jacqueline Hatch Weld County Planning Department 918 10`h Street Greeley, CO 80631 RE: Lone Tree Estates Weld County Referral PZ-1116 Jacqueline Hatch: We have reviewed the above applicant's request. The Eaton School District has a process in place addressing growth within the District. The School District has adopted a methodology to determine a cash-in-lieu payment for residential development within the District in order to provide adequate educational opportunities as a result of that development. In the land use map, a road to the 3-lot development is indicated. The District typically does not go into developments to pick up students. As a result, students will be picked up on WCR 43. The cash-in-lieu payment per dwelling lot is $1,043 for a total of $3,129 for this recorded exemption. Payment should be hand delivered or mailed to Eaton School District, 200 Park Avenue, Eaton, Colorado 80615. A receipt will be mailed to the applicant and a copy to the Weld County Planning Department. Please contact me if you have any questions. Sincerely, Timothy Unrein Assistant Superintendent Business Services Eaton School District RE-2 Date Paid Amount Check # Received By ce-i--.. *B/d R EC 7a . _ (-iv M e m o, . en# IIITO: Jacqueline Hatch, W.C. Pllann b CDATE: January 29, 2007 • COLORADO FROM: Pam Smith, W.C. Department of Public Health and Environment CASE NO.: PZ-1116 NAME: Troy Hauer/Lone Tree Estates The Department has reviewed this Change of Zone application. The applicant proposed a 3 lot PUD on 24.7 acres. The minimum proposed lot size, 6.7 acres, and coupled with an overall density of one septic system per 8.2 acres does meet current Department policy The application has partially satisfied Chapter 24 of the Weld County Code in regard to water service. A draft water service agreement has been submitted from North Weld County Water District; however this letter alludes to the requirement that North Weld County Water District will not provide water for fire flow protection (a requirement of Eaton Fire in their letter dated November 25, 2005). The applicant further states in a letter to Bruce Barker that they have a well that will provide irrigation purposes only on an adjacent farm and will not be providing any fire protection service with the well water. Sewer will be provided by individual sewage disposal systems. A Geotechnical Exploration Report by Two Rivers Testing, dated February 2006 was submitted in the application materials. This report does not include any preliminary percolation data. The lots are large and locating a septic system on the lots is not anticipated to be a problem from a geotechnical standpoint; however, as stated in the Sketch Plan comments (see italicized language below). This situation has not been addressed in either option given at the time of Sketch Plan review. Portions of Lots 1 and 3 and all of Lot 2 are located within the boundary of the 100 year flood plain. Lone Tree Creek also lies within this flood plain boundary. No septic systems are permitted to be installed within the flood way as stated in Colorado Department of Public Health and Environment ISDS Guidelines Section VIII(17) and in Section 30-5-20 of the Weld County Code pertaining to septic systems. The flood way has not been delineated on the plat map;therefore, the Department recommends two options for the applicant: 1) place primary and secondary septic envelopes on Lots 1 and 3 that are located outside the boundary of the 100 year flood plain (no area exists on Lot 2 that is outside the 100 year floodplain boundary, and is therefore unbuildable by this condition) OR 2) determine and delineate the flood way boundary on the plat map and locate the primary and secondary septic envelopes outside the designated flood way boundary. The Department further recommends that language for the preservation and/or protection of the second absorption field envelope be placed in the development covenants. The covenants should state that activities such as landscaping(i.e. planting of trees and shrubs) and construction (i.e. auxiliary structures, dirt mounds, etc.) activities are expressly prohibited in the designated absorption field envelope. --- A confined animal feeding operation is directly south of the proposed development. There was no initial impact plan submitted in the Change of Zone application materials that addresses all the environmental impacts of Section 27-6-40. The Department recommends approval with the following conditions: 1. Water service shall be obtained from North Weld County Water District. 2. There seems to be a discrepancy between North Weld County Water District, Eaton Fire District and the applicant regarding the water source for fire flow protection. This should be addressed before recording the Change of Zone plat. 3. 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. 4. Lot 2 shall be labeled as a non-buildable lot because of the Floodplain/Floodway issues noted above and the lack of information provided to date to address these concerns. 5. Primary and secondary septic envelopes shall be placed on Lots 1 and 3 outside the boundary of the 100-year Floodplain. All septic system envelopes must meet all setbacks, including the 100-foot setback to any well. 6. Language for the preservation and/or protection of the absorption field envelopes shall be placed in the development covenants. The covenants shall state that activities such as permanent landscaping, structures, dirt mounds or other items are expressly prohibited in the absorption field site. 7. A stormwater discharge permit may be required for a development/redevelopment/ construction site where a contiguous or non-contiguous land disturbance is greater than or equal to one acre in area. Contact the Water Quality Control Division of the Colorado Department of Public Health and the Environment at www.cdphe.state.co.us/wq/PermitsUnit for more information. 8. 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. 9. 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. 10. 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. 11. "Weld County's Right to Farm"as provided in Appendix 22-E of the Weld County Code shall be placed on any recorded plat. 12. There are Confined Animal Feeding Operations in close proximity to this development. Residents should be aware that there may be flies, dust and odors associated with these activities. O:\PAM\Planning\chzone\pz-1116 Lone Tree Estates flood plain issues.RTF pyv...LN Weld County Referral • I December 18, 2006 C. COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Lone Tree Estates Case Number PZ-1116 Please Reply By January 15, 2007 Planner Jacqueline Hatch Project Lone Tree Estates PUD, Change of Zone from the A(Agricultural)Zone District to PUD for three (3) lots with (E) Estate Zone uses. Legal Lot C of RE-3846, part of the NW4 of Section 27, T7N, R65W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 43 and approximately %mile north of CR 76. Parcel Number 0709 27 200044 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) March 6, 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. Comments: Signature C Date / - J, "6 7 Agency vd 6Weld County Planning Dept. :4209 CR 24.5, Longmont,CO.80504 ❖(720)652-4210 ext.8730 ❖(720)652-4211 fax a it DEPARTMENT OF PLANNING SERVICES (f & BUILDING INSPECTION NORTH OFFICE 918 10th Street GREELEY, COLORADO 80631 ip O PHONE (970) 353-6100, EXT.3540 FAX (970)304-6498 SOUTHWEST OFFICE COLORADO 4209 CR 24.5 LONGMONT CO 80504 PHONE (720)652-4210 ext. 8730 FAX (720)652-4211 January 26, 2007 Lone Tree Estates PZ-1116 1. Building permits shall be obtained prior to the construction of any building 2. A plan review is required for each new building. Plans may require the wet stamp of a Colorado registered architect or engineer. 3. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of permit application. 4. Buildings may 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. Any structure located inside the 100 year flood plain boundary will be required to get a FHDP permit as well as a building permit. 6. 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. 7. Building height shall be measured in accordance with the adopted building code at the time of the building permit application 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. 8. Provide letter of approval from Eaton Protection District prior to new construction. 9. There are no active building permits shown under the parcel number supplied. Please contact me for any further information regarding this project. Sincerely, ...417774 Bryon Horgen Assistant Building Official Service,Teamwork,Integrity,Quality Weld County Planning Department GREELEY OFFICE ciiD JAN — 3 2007 (it a _ Weld CounEtyEieEterral WIlD December 18, 2006Weld County Planning Department e GREELEY OFFICE COLORADO RECEIVED 2 2006 The Weld County Department of Planning Services has received the following item for review:E'V E I Applicant Lone Tree Estates Case Number PZ-1116 Please Reply By January 15, 2007 Planner Jacqueline Hatch Project Lone Tree Estates PUD, Change of Zone from the A(Agricultural)Zone District to PUD for three (3) lots with (E) Estate Zone uses. Legal Lot C of RE-3846, part of the NW4 of Section 27, T7N, R65W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 43 and approximately IA mile north of CR 76. Parcel Number 0709 27 200044 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) March 6, 2007 ❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan J We have reviewed the request and find no conflicts with our interests. See attached letter. Comments: Signature "ilir,ci, ,,:. Date )....G�,D Agency P i...A.441-1\t-i& • Weld County Planning Dept. +4209 CR 24.5, Longmont,CO.80504 +(720)652-4210 ext.8730 ❖(720)652-4211 fax al4; MEMORANDUM TO: Jacqueline Hatch, Planner III COLORADO DATE: January 5, 2007 FROM: Kim Ogle, Planning Manager SUBJECT: Lone Tree Estates PUD, PZ-1116 Troy Hauer representing A Better Job, Inc., applicant The Department of Planning Services has reviewed the proposed Landscape Plan for the PUD Change of Zone application and offers the following comments: On-site landscape treatment is unknown and not delineated and the applicant has not provided written discussion regarding the landscape treatment. Staff requests additional information specific to the proposed on-site landscape treatment associated with the PUD. There site appears to not have existing vegetation. Should there be plant material on site, the landscape plan shall identify the location and delineate the material as a single circle with a point in the middle of the circle. New plant material to be added to the site shall be delineated as a single circle with a "+" in the middle. The Landscape Plan should reflect the proper identification of known plant material as delineated on the Plat. The plan identifies does not identify a trail system within the development. Should a trail network be proposed, every attempt should be made to connect with any regional or local trail network. The applicant should consider providing additional trails on-site, perhaps incorporating the oil and gas access roads on the property. Staff requests additional information specific to the proposed trail locations and identify the type of material utilized in trail construction, as applicable. Staff requests additional information specific to the proposed ground surface landscape treatment, including the turf areas and whether this material will be seeded or sodded, and if seeded the method of installation. The applicant has not provided information on the Landscape Plan. Staff requests additional information specific to the proposed maintenance and propagation measures for this development. There is not a plant material list submitted that delineates the proposed plant material. One shall be submitted for review and approval with the Landscape and Screening Plan with the Change of Zone application. Staff requests additional information specific to the proposed plant material proposed for the site. Landscape materials as indicated in the Approved Landscape Plan shall be maintained at all times. Dead or diseased plant materials shall be replaced with materials of similar quantity and quality at the earliest possible time. The applicant shall demonstrate how the proposed plant material will be watered, thus ensuring adequate growth and established of the feeder root system. The application materials state that the lots will be field irrigated utilizing native water rights, however, there was no evidence of such in the referral documents reviewed. The application materials do not address the 100-year Floodplain that is delineated on he plat. At a minimum, the aplicant shall submit a Flood Hazard Development Permit for any construction associated with this development to the Department of Public Works for review and comment. Further, the applicant should be required to delineate building envelopes and septic envelopes. The applicant shall be required to address and resolve all conditions and stipulations presented by the Departments of Public Health and Environment and Public Works.. The applicant has not contacted the Colorado Division of Wildlife to determine if there are any concerns that require addressing for this PUD. Prior to scheduling the Board of County Commissioners hearing, the applicant shall provide written evidence from the Division stating they have no concerns. The area in and around the oil and gas encumbrances is identified on the site plans, however, there is no discussion on fencing of these facilities, landscape treatment, including the establishment of grasses, security, and program for this open area. Staff requests additional information be provided prior to scheduling the case before the Board of County Commissioners. The lack of a Landscape Plan has not provided any level of detail pertaining to this proposal, including the source(s) of the irrigation water to be utilized on this site. Staff requests additional information specific to the proposed Landscape Plan as outlined in these comments. The applicant shall enter into an Improvements Agreement according to policy regarding collateral for improvements and post adequate collateral for parking and landscaping requirements. The agreement and form of collateral shall be reviewed by County Staff and accepted by the Board of County Commissioners prior to recording the Final plat. A preliminary copy of this agreement shall be submitted with the Change of Zone application. End Memorandum. STATE OF COLORADO Bill Owens,Governor -- DEPARTMENT OF NATURAL RESOURCES DIVISION OF WILDLIFE 3 ;, _`•a5 AN EQUAL OPPORTUNITY EMPLOYER C) Si Bruce McCloskey, Director ��OF 6060 Broadway Denver, Colorado 80216 For Wildlife- Telephone:(303)297-1192 For People wildlife.state.co.us January 12, 2007 Jacqueline Hatch—Planner Lone Tree Estates/Troy Hauer-Applicant Weld County Planning Department 38515 WCR 41 918 10th Street Eaton CO 80615 Greeley,CO 80631 RE:Case Number PZ-1116 Dear Jacqueline, The Colorado Division of Wildlife(CDOW)has reviewed the Lone Tree Estates PUD,Change of Zone from the A (Agricultural)Zone District to PUD for three(3) lots with (E)Estate Zone uses. District Wildlife Manager Troy Florian made a site visit to the parcel. In this letter you will find our comments concerning the proposal. The site is located east of and adjacent to WCR 43 and 1/2 mile north of WCR 76. The parcel appears to be an agricultural field. If the parcel is zoned, divided and developed for residential purposes, the CDOW recommends that: • Ground-breaking construction occur between August 15 and April 1 to prevent the destruction of nesting wildlife. • Noxious weed and re-vegetation management plans are developed and implemented in areas where there will be ground disturbance due to construction activities. • Any fences built are recommended to be three or four strand fencing with a bottom strand height of 17 inches and a maximum top strand height of 42 inches, along with installation of double stays between posts. • Leash covenants are used in the development. • Future homeowners are made aware of traditional land uses that may impact them. • Future homeowners are made aware of nuisance wildlife in the area. Ground-breaking Construction. Most species of small birds are primarily ground nesting birds,although some species nest in trees or bushes. Some of these species are permanent residents while others are migrants or summer (breeding)residents. Many of these small birds are categorized as neo-tropical. Neo-tropical species are experiencing drastic population declines and the CDOW is concerned about any activities that could negatively impact them. All of the ground-nesting birds in this area could be subject to habitat loss,displacement and disturbance from future construction or development. It is possible that human activities around nest sites during critical nesting periods can have significant negative impacts. In regards to ground-nesting birds in the area, it is recommended that any ground breaking construction that takes place on the proposed area occurs before April 1 and after August 15 to minimize any impacts that human activity may have on these ground nesting birds. USFWS staff recommends this as well as a way of avoiding violation of the Migratory Bird Treaty Act. DEPARTMENT OF NATURAL RESOURCES, Russell George, Executive Director WILDLIFE COMMISSION,Jeffrey Crawford,Chair•Tom Burke,Vice Chair•Claire O'Neal,Secretary Mamharc Pnhart Rraw•Rrari r..nnrc•Pie-k Enchnm•Pirharri Paw• iamaC MrAnaif•Kan Tnrrac Weed Management. Noxious weeds reduce property value and wildlife habitat. With new construction taking place and machinery being transported from one site to another,it is important to help prevent the spread of noxious weeds. Equipment should be cleaned periodically to remove weed seeds even if no weeds are recognized. It is recommended that noxious weeds are actively eradicated. A working weed management and disturbed area reclamation plan should be developed and implemented throughout construction and until all disturbed areas are properly re-vegetated to prevent erosion and invasions by weeds. The applicant may want to contact the Weld County Weed Inspector to facilitate development of reclamation and weed management plans for the development. Fencing. CDOW is concerned for the safety of the wildlife in the area if fences are erected, as some types of fencing can be dangerous and even fatal to wildlife. Therefore, we recommend that if any fencing is to be used within or around development sites, either during or after the project, it should be the type that would allow the free passage of wildlife. Fencing plans should avoid the use of woven wire type fences that will trap or prevent movement of wildlife. We prefers the use of three or four strand fencing with a bottom strand height of 17 inches and a maximum top strand height of 42 inches,along with installation of double stays between posts. Leash Covenants. The future residential development should include covenants that prevent domestic dogs and cats from running at large. Domestic dogs and cats roaming the open space in this area and adjacent property would have a definite adverse impact on wildlife in the area. CDOW feels strongly that this wildlife corridor encompassing the adjacent upland should be protected from domestic pets of local residents inclined to walk dogs in this natural area. Traditional Land Uses. As this area develops, it is important to maintain the legacy of traditional agricultural land uses. Hunting is one such activity that provides recreation and income to landowners and businesses along the I-25 corridor. Geese,ducks, pheasants and doves are a few of the wildlife species that are hunted in this area. In fact surveys indicate that Weld and Larimer Counties are among the most important in Colorado in the popularity of small game and waterfowl hunting activities. People travel from all over the United States to hunt waterfowl along the 1-25 corridor. Hunting is not only a recreational activity and economic asset, but also an important management tool used by the Colorado Division of Wildlife to manage wildlife populations. Hunting is used as the primary tool to balance wildlife populations with available habitat. With increasing rural development, it is advisable that new residents be informed of traditional land uses,such as hunting,occurring on adjacent land that may impact them. Living with Wildlife. It is recommended that future homeowners aware made aware of nuisance animals that are found in rural areas. Coyotes, raccoons, skunks, foxes and prairie dogs can all potentially present problems for landowners. Homeowners should be made aware of the potential problems that coyotes and skunks can cause with domestic dogs and cats. The new homeowners should be made aware that it is their responsibility to prevent and handle any problems that may arise. The CDOW has brochures available for homeowners that talk about living with wildlife and will also be happy to give suggestions on how to prevent any potential problems. On behalf of the Colorado Division of Wildlife,I would like to thank you for the opportunity to review and comment on this proposal. If you or the applicant has any further questions, please feel free to call Troy Florian at(970)443- 1993. Sincerely,_ .c (1c. td aci,ALS: David B. Clarkson Area Wildlife Manager Cc:J. Bredehoft S. Hoover Troy Florian Mike Sherman file Weld County Planning Department 17ELEY OFFICE g,11 2 3 2007 a 4110-1:44% MEMORANDUM ,_ ,.EIVED TO: Jacqueline Ha lanning Services DATE: January 19, 2007 FROM: Brian arrella, P.E.,CFM, Public Works Dept., C. and Jesse Jpublic Works Dept. COLORADO ^ SUBJECT: PZ-1116 Lone Tree Estates PUD Weld County Public Works Department has reviewed this change of zone request. Comments made during this phase of the subdivision process may not be all-inclusive, as other concerns or issues may arise during the remaining application process. Comments The applicant submitted a Change of Zone Drainage Report for Lone Tree Estates PUD (Drexel Barrel!, 10-19-06); Change of Zone Review Application materials; Geotechnical Investigation Report(Two Rivers Testing, Inc., 2-06) and final construction plans titled Lone Tree Estates sheets 1-8(Drexel Barrel!, 10-20-06). Comments made during this phase of the review are based on the above listed documents. The applicant is proposing a three lot residential subdivision under PUD Development standards and procedures. Additionally, this site is subject to conditions outlined in Article V,Division 3,Flood Hazard Overlay Zone District. Geotechnical Report Comments: ❑ The geotechnical report contains information relative to the expansion potential of the subgrade soils. Test bore No. 1 shows swell pressure of 1879 psf, LL of 38, PI of 22, 23 blow count and%passing the No. 200 sieve to be 73.7. All of these indicate a high potential for swelling soils within the top 6-feet of the site near hole No. 1. As such,before the issuance of building permits, each lot will require a detailed soils investigation (lot specific) and foundation recommendation specifically addressing swell mitigation. External Roadways: ❑ The applicant has identified the appropriate 40-foot future right of way reservation through reception No. 2673003. However,the applicant should verify the existence of current right-of-way versus an additional 10-foot reservation. ❑ The applicant should show building setbacks from the future right-of-way or reservation line(Section 23-1-90). Internal Roadways: ❑ The length of the cul-de-sac was increased approximately 60-feet. This will allow slightly more than three vehicle lengths for staging. This should be appropriate for the identified residential use. However, if agricultural equipment will use this roadway for access, the applicant should contemplate adding approximately 25-feet to the cul-de-sac length. ❑ The applicant has shown a proposed cross slope for the cul-de-sac of 1%. The applicant shall increase this grade to 2%as it is very difficult for industry standard paving equipment to pave this grade across a circular cul-de-sac. ❑ The applicant must provide a pavement design, prepared by a professional engineer, along with the final plat submittal. ❑ The applicant has shown both 18"and 12"x18" RCP underlying the new cul-de-sac. This pipe has minimal cover and should be designated as Class III or VI to ensure appropriate load carrying capacity. ❑ Easements shall be shown on the final plats in accordance with County standards (Sec.24-7-60) and/or Utility Board recommendations. These easements shall be clearly dimensioned and labeled. They shall also be beneficial for adjacent lots thereby straddling the property line. • The applicant shall be required to enter into a formal agreement with the oil&gas entities on this site regarding vacation of,and/or relocation of existing(access and pipeline)easements as applicable. PZ-I 116 Lone Tree Estates PUD(PW#1).doc Page 1 of 3 January 19,2007 LI The applicant has shown a cul-de-sac radius of 47-feet to the edge of asphalt. The minimum radius is 50-feet for cul- de-sacs serving less than 20 lots(Section 24-7-20,A, 14) ❑ The applicant shall submit to Public Works stamped,signed and dated final plat drawings and roadway/construction & grading plan drawings for review with the final plan application and approval. Construction details must be included. ❑ Stop signs and street name signs will be required at all intersections and shown as a signing plan on final roadway plans. The current edition of the Manual on Uniform Traffic Control Devices (MUTCD) shall govern the signing plan. A street name sign has not been shown in the construction drawings. Drainage: ❑ The following drainage items were requested at the Sketch Plan review,and have not been resolved by the applicant. • The 5-year storm and 100-year storm drainage studies shall take into consideration off-site flows both entering and leaving the development. • Increased runoff due to development will require detention of the 100-year storm developed condition while releasing the 5-year storm existing condition. • The development site shall be located on the copy of the FEMA map. ❑ The applicant shall address how the sanitary septic system will be designed and elevated to avoid infiltration from 100-year flood flows per Section 23-5-260,F. ❑ The applicant should discuss the possibility to raise the site enough to prevent 100-year flood flows from encroaching into the public right-of-way. ❑ Please provide evidence that the proposed 18" RCP in the roadside ditch on WCR 43 is sufficient to convey the entire flow in the ditch. The culvert must be analyzed using UD-Culvert, HY-8, HEC-RAS, CulvertMaster, or other approved programs that adhere to HDS-5 guidelines (FHWA 2005). Please verify the size, material type, inlet configuration, slope,and orientation of the proposed pipe in the public right-of-way on WCR 43 is sufficient to convey the entire flow in the ditch without creating adverse flooding impacts. ❑ The applicant's drainage report states "The increase in runoff resulting from the Lone Creek Estates development is less than 5 percent, therefore, detention will not be required for this site." This statement is not consistent with Weld County Code 24-7-130(D)and Ordinance 2006-7. • Site conditions may warrant a variance from the Board of County Commissioners at final plat. the proposed lots are greater than 6 acres in area, and the majority of the subdivision is located in a Federal Emergency Management Administration (FEMA) Special Flood Hazard Area (SFHA), also referred to as the regulatory floodplain. These conditions are not conducive to detention, since the entire subdivision will see a minimal increase in impervious area, and all stormwater runoff will drain to an inundated SFHA within minutes. The applicant is encouraged to formally request a variance from Weld County Code to be approved by the Board of County Commissioners at the time of final plat. ❑ The majority of the proposed development lies in a Zone A SFHA defined by FEMA on the current effective Flood Insurance Rating Map (FIRM). The construction plan documents submitted by Drexel, Harrell & Co. and dated October 20, 2006 show proposed fill inside the floodplain. The following items must be addressed and resolved prior to recording Final Plat: • Weld County Code (23-2-460 and 23-5-200) requires that a Flood Hazard Development Permit (FHDP) be obtained for all proposed lots and proposed buildings which are to be located in a floodplain. • Application for a Weld County FHDP does not guarantee that a building permit will be issued. Some areas are unsafe for building. • Any building structures (top of foundation) shall be at least 1.0 ft above the BFE. Typically, finished floor elevations are 2.0 ft above the BFE. The BFE must be determined using guidance published in Managing Floodplain Development in Approximate Zone A Areas(FEMA 1995). • Please clearly indicate a building envelope on the Drainage and Erosion Control Plan sheet in the construction plan set(Sheet 4 of 8),and on the final plat. • No fill shall be placed in the regulator floodplain until the appropriate LOMR, LOMR-F, or LOMA has been submitted to and approved by FEMA. ❑ The HEC-RAS hydraulic analysis submitted as part of the Change of Zone Drainage Report must be calibrated to the current effective FEMA floodplain. This shall include the construction of a duplicate effective model reflecting the floodplain widths shown on FIRM Panel 080266-0487C, dated September 28, 1982. The following items must be addressed and resolved prior to recording Final Plat: PZ-1116 Lone Tree Estates PUD(PW#1).doe Page 2 of 3 January 19,2007 • XS 416 is located approximately 1600 ft south of the intersection of WCR 43 and WCR 78, as shown on Sheet 4 of 8 of the construction plan sheet, dated October 20, 2006, and submitted by Drexell Barrel. This section has an approximate calculated top width of 2500 ft,as determined in the existing conditions HEC-RAS model. The current effective FIRM shows the 100-year floodplain width of 3200 ft at the same location. The HEC-RAS model has not been calibrated to the current effective FIRM,and is not acceptable as submitted. • The applicant shall duplicate the current effective flooding condition to calibrate their HEC-RAS analysis to FIRM Panel 080266-0487C. This shall be achieved by calibrating a model to match the top widths indicated on the current effective FIRM panel. The existing and proposed condition analyses shall both be updated to regulatory compliance after the duplicate effective model has been calibrated. • All cross sections must be sufficiently wide to capture the entire top width of the floodplain delineated on the current effective FIRM panel. • There are multiple properties, structures, and residences upstream of the proposed site. The HEC-RAS modeling must show that proposed fill and structures for Lone Tree Estates PUD will not cause more than 0.1 ft of rise on adjacent and upstream properties. The properties include, but may not be limited to, the Clark property (4 properties with structures), the Sathe property (with structures), the Hiddessen Family Trust, the Born property (with structures), the Harper Feedlot LLC, the Ross property, the Goding property, the Jones property (with structures), and others. Any rise of 0.1 ft or more must be approved by adjacent and upstream landowners before proposed fill is approved by Weld County Public Works. Any potential rise in excess of 1.0 ft cannot be approved under current minimum NFIP standards, as adopted by Weld County Code. ❑ The current effective Zone A SFHA must be clearly an accurately delineated on the Drainage and Erosion Control Plan, sheet 4 of 8 of the construction documents by Drexel Banell. The same information must also be clearly indicated on the final plat. ❑ Contours shown on Sheet 4 of 8 of the construction plan sheets submitted by Drexel Barrell do not appear correct for the main channel of Spring Creek. Contours must be verified by field observations,and may have to be re-triangulated for accuracy. ❑ All discharge of stormwater drainage from the proposed site to offsite properties must be located in a dedicated drainage easement granted by affected neighbors. Written documentation of this agreement shall be included in the drainage report. ❑ The development site shall be located on a copy of the FEMA FIRM map and included in the drainage report. This map shall contain a north arrow,appropriate scale,and clear delineation of the proposed site. ❑ Final drainage construction and erosion control plans (conforming to the drainage report) stamped, signed and dated by a professional engineer licensed in the State of Colorado shall be submitted with the final plan application. These plans(stormwater management plans)may be based on Urban Drainage methodology. • Final erosion control plans shall address two phases of erosion control; construction (temporary) and post- construction(permanent). Recommendation ❑ The Public Works Department recommends approval of this change of zone application based on the above comments. The applicant shall address the comments listed above at the specific step of the review process stated. 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 change of zone and final plot.' R PC: PZ-l116 Lone Tree Estates(Change of Zone) Email&Original: Planner:Jacqueline Hatch PC by Post: Applicant: Troy Hauer PC by Post: Engineer: Drexel Barrel!& Co. PZ-1116 Lone Tree Estates PUD(PW#1).doc Page 3 of 3 January 19,2007 Weld County Referral Icot nty Planning DepartmentDecember 18, 2006 GAN — OFFICE JAN 3 2007 COLORADORECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Lone Tree Estates Case Number PZ-1116 Please Reply By January 15, 2007 Planner Jacqueline Hatch Project Lone Tree Estates PUD, Change of Zone from the A(Agricultural)Zone District to PUD for three (3) lots with (E) Estate Zone uses. Legal Lot C of RE-3846, part of the NW4 of Section 27, T7N, R65W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 43 and approximately %3 mile north of CR 76. Parcel Number 0709 27 200044 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) March 6, 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. P<See attached letter. Comments: c\0L1 \ f, a,A 52, ,� lt., 6r\ . Signature ` \ \\�t Date Agency \J../ C, c O +Weld County Planning Dept. ❖4209 CR 24.5, Longmont,CO. 80504 +(720)652-4210 ext.8730 ❖(720)652-4211 fax • . - . I ■ TD C , a a) E S ETi R _a) 3 , a ■ , o e i § � / . . � g < } CT = [ § c u) ■ �2 ' a) _ 2 e ■ E ® > � .§ CO .7 O § $ C f Z. \._ Z » >- k C Ad >.g C § % o m — U \ E w g a e . g _ D / it > k > C / m co 2 3 CL o c ® / \ m § — e f B m E E a 2 2 2 � 5 - q � � > > > $ q % & 4- 0 � / CO3 taco _ ' § tn / � C § c) % © N. co .c E@ e k 0) o 0 o % (a U a) & a a _ \ � S co r a T) . u) . E 0 0 C cn k � o m ti `-= ° / \ k > f, / 2 @ a) TO 3 m@m § Cl) U) 0 � f 7b c c } } ^ E 6 u) m $ 2 > > o c iii $ c _w / / § / \ $ W I 2 eTii Zs c D D o CO i_$ .k o g0 / \ d N k .cy � EE . c m CL J R Q , . . 0 0 C c �� 0 k / � _ / § § 2Co » > t c v. § -o 3� c -. co cm = 0 .° (110 S _ II2 1-4 0 2 o — 0 2 ' E 2-o f2 / U Q 2 � . . 1 ,/ � k . Applicant: Lone Tree Estates Planner:Jacqueline Hatch Case: PZ-1116 3 ." ----...�..�_�. ! ly 1. 1 r } I. 1 D 4 d \'Clh ': o 4 Vy t 4'''''t + ,'1 , k ! vi i L r Y fib . . 0.4 0 0.4 0.8 Miles I Viewl N \ / Highways streams Majroads iii, Lakes 7 Locroads 41.1 Floodplain w E Rail field boundary / f\ S („vetret;), Weld County Referral 11 Weld County Planning Department GREELEY OFFICE December 18, 2006 EEB 2 6 2007 COLORADO RECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Lone Tree Estates Case Number PZ-1116 Please Reply By January 15, 2007 Planner Jacqueline Hatch Project Lone Tree Estates PUD, Change of Zone from the A(Agricultural)Zone District to PUD for three (3) lots with (E) Estate Zone uses. Legal Lot C of RE-3846, part of the NW4 of Section 27, T7N, R65W of the 6th P.M., Weld County, Colorado. Location East of and adjacent to CR 43 and approximately 1/2 mile north of CR 76. Parcel Number 0709 27 200044 The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. Weld County Planning Commission Hearing (if applicable) March 6, 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. Comments: p I nn II 1 Leu ye Scr r,.{4-rnc‘ncu\ Lek -rr- Signature a'V1 Date 0J- - aS o7 W Agency Lj 0 +Weld County Planning Dept. +4209 CR 24.5,Longmont,CO.80504 +(720)652-4210 ext.8730 t(720)652-4211 fax • Weld County Sheriff's Office M e mo To: Jacqueline Hatch From: Cdr. J.D. Broderius Date: February 25, 2007 Re: PZ— 1116(Lone Tree 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 Sheriffs 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. 1 Hello