HomeMy WebLinkAbout20072616.tiff 05/04/2007 14:03 970674024 HOMESTEAD DEVELORM N PAGE 02/02
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PLANNED UNIT DEVELOPMENT(PUD) CHANGE OF ZONE APPLICATION
FOR PLANNING DEPARTMENT USE DATE RECEIVED:
RECEIPT#/AMOUNT# /S CASE#ASSIGNED:
APPLICATION RECEIVED BY PLANNER ASSIGNED:
Parcel Number f Z Q s - 3 Z - 0 - 0 0 - 0 ._f
(12 digit number-found on Tax D.intnnnation.obtainable al the Weld County Aecest pr's Office.or.rv.W-co,weld.co.ual.
(Include as lots being included In the application area.If additional space is required,attach an additional Meet)
Legal Description for A Pc"alas-32-3 Fe1/ss , Section Sr, Township. North, mange 67West
Property Address(It Applicable)
Existing Zone District: 4 Proposed Zone District lie Total Acreage:34/97 Proposed#!Lots 8
Average L0t size: 2$6s 4c Minimum Lot Size: 2.2 tic Proposed Subdivision Name: .4tS1r!s-re4Cl
Proposed Area(Acres)Open Space: 7.071 /kcee3
Are you applying for Conceptual or Specific Guide? Conceptual x Specific
FEE OWNER(S)OF THE PROPERTY of additional space a required.attach an additional sheet)
Name. �1�.e S SPitBaaaS tie /1fray rt See&z-sF F/4,r✓Gi l� CLG-
^^ Work Phone# laclieare Phone#30"3 418-(,7fI Email Address 5erhrnnp k krona to ,rnSn,eon
Address: 7N7/ iamb 6, Zoo 74
City/State/Zip Code GJnN6 sort-' r`e-) elOCCA
APPLICANT OR AUTHORIZED AGENT(See Below:ANMdzetion must Accompany applications signed by Authorized Agent)
•
Name: SAC •
t
Work Phone*t J_ }•3L9y FiemePhoneN 7 -73z-z430 C-
73Z-ZNEmailAddress - .4t/t.,Q_J1/e -rrk./errt
Address: 3/11.Se, S P,nle¢!cp—
City/State/ZipCode 4 e a,-))-sin?'
•
UTILITIES: Water: Aril !r!re -' - Alicii'i c.`r
Sewer: S.p P7r(
Gas: %iuocr 1,41-14.r? Ze-f
Electric: a RE Vats Y fen
Phone. (1,jpc—etpy t
DIGTf:ICTS: School: lnJPl/1 !w �rt(Ara Q,W.
Fire: 47,AyaSQ Fee 11rP1-
Post: 4laul:Seacr CC)
I(We)hereb depo - d state under penalties of perjury that all statements.proposals.and/or plans submitted wither contained
within tip lie on ar-tr -nd correct to the best of my(our)knowledge Signatures of all fee owners of property must sign
thic .plicati n. (an u orr_e• gent e.gnc,a letter of authorization from all fee owners mud be included with the application.
If corporal. I the f= -r,notarized evidence must be included indicating the signatory has the legal authority to sign for
e corpora o� I t undersigned,hereby request hearings before the Weld County Planning Commission and the Board
of Count a• done - C. miming the proposed Champs of Zone for the above described unincorporated area of Weld County,
Colorad•r
Si.--cure: wner -r Autho -. Agent Date Signature:Owner or Authorized Agent Date
EXHIBIT
2007-2616
HOMESTEAD PUD
QUESTIONNIARE/
DEVELOPMENT GUIDE
Prepared For:
Homestead Development,LLC
7471 Weld County Road No.74
Windsor,CO 80550
Contact: Chris Serhousek
Phone: (303)419-6781
Prepared By:
Merrick & Company
2450 S.Peoria Street
Aurora,CO 80014
Contact: Sac Ayala,P.E.
Phone: (303)751-0741
March,2007
PROJECT NO. 18014898
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DEVELOPMENT GUIDE
Homestead Development, LLC
Windsor, Colorado
TABLE OF CONTENTS
INTRODUCTION
I. COMPONENT ONE-ENVIRONMENTAL IMPACTS
II. COMPONENT TWO-SERVICE PROVISION IMPACTS
III. COMPONENT THREE-LANDSCAPING ELEMENTS
IV. COMPONENT FOUR-SITE DESIGN
V. COMPONENT FIVE - COMMON OPEN SPACE USAGE
VI. COMPONENT SIX-SIGNAGE
VII. COMPONENT SEVEN-MUD IMPACT
VIII. COMPONENT EIGHT-INTERGOVERNMENTAL AGREEMENT IMPACTS
�.. APPENDIX
Vicinity Map
Water tap request form
Water service agreement(Draft)
Will serve letter Poudre Valley REA
Soil classification map
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DEVELOPMENT GUIDE
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Windsor, Colorado
INTRODUCTION
The proposed Homestead PUD is located in Northern Colorado and is situated in the southeast quarter of
the southwest quarter of Section 32,Township 7 North, and Range 67 West of the 6th P.M.,Weld County,
State of Colorado. Access to the site is from Weld County road 74 along the south boundary of this
project. The site is located just north of Weld County Road 74, between State Highway 257 and Weld
County Road 15, approximately 3 miles east of Interstate 25. A vicinity map is located in the appendix of
this report.
There are no adjacent developments surrounding the property. There is a small housing subdivision north
of the property. The property is bound by existing agricultural lands to the north,east, and west. South of
the development is Weld County Road 74, with more agricultural land and a single-family ranch house
opposite on the south of the road.
The proposed development site is approximately Y mile by '4 mile and consists of approximately 40 acres.
The property is currently being used for agricultural proposes and is producing crops of alfalfa and corn.
There are currently no developments on the site other than direct access roads, irrigation ditches and small
drainage culverts. A portion of the Lee Lake Lateral Irrigation Ditch crosses the southeast corner of the
site.
The proposed project includes the development of eight (8) large estate lots of approximately 2.5 acres
P Po P j P g PP Y
each, with associated roadway and utility infrastructure. A density of approximately 0.2 DU/acre is
proposed. A private park and open space area is planned in the middle of the development to provide room
for storm water detention,as well as recreational area for the adjacent homeowners.
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Homestead Development, LLC
Windsor, Colorado
HOMESTEAD DEVELOPMENT
DEVELOPMENT GUIDE
This Development Guide is being prepared for the Homestead Development, LLC. Preparation of this
document will address proposed uses and development as delineated in Sections 27-6-30 though 27-6-110
of the Weld County Code.
Major Components of the development Guide:
1. Environmental impacts
2. Service Provision Impacts
3. Landscaping Elements
4. Site Design
5. Common Open Space usage
6. Proposed Signage
7. MUD imparts
8. Intergovernmental Agreement Impacts(IGA)
I. COMPONENT ONE-ENVIRONMENTAL IMPACTS
A. Noise and Vibration —The proposed development for the site is eight (8) single family large (±
2.5 acres)estate lots.
Any noise and vibration will occur during the construction of Roadway and utility
improvements. A lesser degree of noise and vibration will occur during the construction of the
single family structures.
At full build-out, the degree of noise and vibration generated by a development of this type is
negligible.
B. Smoke,Dust and Odors—The majority of smoke, dust and odors will occur during construction
of roadways and utilities, and to a lesser degree during construction of the individual dwellings.
Smoke and odors will primarily for from construction equipment. No burning of construction
material and/or existing vegetation will be allowed on site. Odors from fertilizer may occur
depending on the type used. During construction the contractor will be required to mitigate dust
by utilizing watering trucks.
Post construction dust will be controlled by mulching and/or for seeding of disturbed areas.
C. Heat, Light and Glare—Any heat, light or glare will be generated during construction however,
the amount will be negligible.
Post construction light will be from street lighting, if required for this project. Design of any
street lighting will be governed by Weld County standards and criteria.
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Homestead Development, LLC
Windsor, Colorado
D. Visual/Aesthetic Impacts—The proposed development(large estate lots)of the site will maintain
the rural character of the area. To soften visual impact Landscaping will be provide along the
proposed roadways and along the north side of County Road 74. In addition the proposed open
space will provide a permanent pond and green way.
Architecture of proposed dwellings and associated structures will be controlled by covenants and
Home Owners Association.
E. Electrical Interference—No Electronic interference is anticipated.
F. Water Pollution —A Storm Water Management Plan (SW/MP) and erosion control plan will be
provided to the contractor. The contractor will be required to follow the guide lines and
recommendations set forth in the SWMP and Erosion Control Plan during construction and post
construction.
Detention/Water quality ponds will be constructed to mitigate water pollution from developed
run off and/or irrigation.
Generally the existing grades adjacent to the irrigation ditch will be maintained. Any grading
near the ditch and/or crossings of the ditch will be designed so that no storm run off will enter the
ditch.
G. Wastewater Disposal—During construction: The contractor will be required to provide portable
units for employee use. Portable units shall be placed away from natural drainage ways and
irrigation ditches. In addition earthen berms will be utilized to contain any spillage.
Post construction: Each individual lot will have a septic system/leach field. The septic system
will be designed and constructed at the time each lot is developed.
H. Wetland Removal—No wetlands exist within the subject property.
Erosion and Sediment—An erosion control plan/report will be prepared and processed through
Weld County. The contractor will be required to adhere to the requirements stated in the erosion
control plan/report.
The erosion control plan/report will stipulate measures to be taken during and post construction.
I. Excavating, filling and Grading — Excavating and fill placement will be as directed in the
Geotechnical Report prepared by Terracon Consulting Engineers and Scientist. Actual field
work will be observed and monitored by a qualified Geotechnical Engineer.
Grading operations will be accomplished with the least amount of disturbance to existing
vegetation. Top soil will be stock piled and used in Green belt/Open space areas.
K. Drilling, Ditching and Dredging — No drilling, ditching and dredging will be required for this
project.
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Windsor, Colorado
L. Air Pollution—Any air pollution from the site will be minimal. Possible sources of air pollution
during construction include exhaust from equipment. Airborne dust during construction will be
mitigated by the use of water trucks.
Post construction possible source of air pollution would be from wood burning fire places.
M. Solid Waste — During construction the storing and removal of solid waste will be the
responsibility of the contractor. Guidelines for handling, storage,and removal of solid waste will
be outlined in the Construction Activities Storm Water Management Plan.
Post construction solid waste will be consisting of waste typically generated by single family
dwellings. Waste pick up will be accomplished by a commercial company licensed in the
removal and disposal of solid waste. The individual homeowner and/or Homeowner Association
will be responsible for obtaining solid waste removal services.
N. Wildlife Removal — Wildlife removal for the project will not be required. The project site
consists of corn and alfalfa crops,and no wildlife pemiantly reside on the site.
0. Natural Vegetation Removal — The majority of the project site consists of alfalfa. A small
portion along the north boundary of the site consists of corn. Once the corn is harvested the area
will be planted with alfalfa,and/or natural grasses.
During construction removal of existing vegetation will be kept to a minimum. Disturbed areas
will be replanted.
P. Radiation/Radioactive Material—There is no radiation and/or radioactive material located on the
site.
Q. Drinking Water Source—Potable water will be provided by North Weld County Water District.
The site will be serviced by an existing water main located in County Road 74.
R. Traffic Impacts — Per a meeting with Weld County on June 14, 2005, no traffic study will be
required. The estimated traffic generated by this project is 9.57 vehicles/day/lot.
In anticipation of future expansion of County Road 74, an additional 40 feet of right-of-way will
be granted with this project.
II. COMPONENT TWO-SERVICE PROVISION IMPACTS
A. Schools—The project is situated within the boundaries of Weld County School District#4.
The project consists of eight(8) single family estate lots. There will be no significant impact to
the school district. School mitigation fees will be paid,as required.
The project site will provide adequate school bus access as required by the District.
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DEVELOPMENT GUIDE
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Windsor, Colorado
B. Law Enforcement — The project site is located within the Jurisdiction of Weld County Sheriffs
Department. The complex providing service is "Weld County Law Enforcement Building; 1950
O Street; Greely, CO, 80631". No negative impact to the Weld County Sheriffs Department is
anticipated. Adequate access to the project site will be provided by Private Roadways.
C. Fire Protection — The project site is located within the jurisdiction of the Windsor Fire
Department. The fire projection will be provided by a Public Water Main and Fire Hydrant
system maintained by North Weld Water District. Adequate fire access will be provided by
private roadways.
D. Ambulance—The project site will be serviced by the"Weld County Paramedic Services; 1121 M
Street; Greely, CO, 80631". If required additional emergency response will be provided by
Larimer County Paramedic Service. Emergency access will be provided by public road ways.
E. Transportation — Weld County maintains a transportation system through out the County, in
addition the State of Colorado also maintains a transportation system that provides access
through the County.
The project site is situated North of and adjacent to Weld County Road#74, and approximately
one-half mile West of State Highway 257.
Weld County Road#74 is an existing 60' right-of-way, with improvements consisting of 2-lane
paved roadway with side ditches. Access to the site will be from County Road#74.
An additional 40' of right-of-way along the North side of County Road #74 (Adjacent to the
project) will be granted with this PUD. The additional right-of-way is for the projected future
Roadway Section of County road#74.
The interior private road way system for the project will be designed per Weld county code
Section 24-7-20. More specifically the interior private road ways will consist of:
• 60' Access Easement
• 2— 12 asphalt travel lanes with 4' shoulders,and side ditches(if required).
• Roadway structural Section will be based on the Geotechnical Engineers
recommendations.
A Public Improvements Agreement (PIA) will be submitted at the change of zone phase. The
PIA will describe the proposed roadway improvements and method of guaranteeing installation
of the described improvements.
F. Traffic Impact Analysis—The requirement for a Traffic Impact Analysis for this project has been
waived by the Department of Public Works. The estimated traffic to be generated by the project
is 9.57 vehicles/day/lot,for a total of 76.56 trips per day(based on 8 lots).
G. Storm Drainage — A Strom Drainage Report, prepared by a Colorado licensed engineer will be
submitted for review in conjunction with the PUD Change of Zone Submittal.
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Homestead Development, LLC
Windsor, Colorado
The Storm Drainage Report will be prepared in accordance with Weld County Code Section 24-
7-130. As directed by the Department of Public Works the Town of Windsor"Storm Drainage
Design criteria Manual"will be the basis for design criteria.
H. Utility Provisions—The utility purveyors for the site are:
Electric—Poudre Valley REA
Gas—Poudre Valley REA
Telecommunications—Qwest
Potable Water—North Weld county Water District
Sanitary Sewer—N/A, septic system will be utilized
I. Water Provisions — Potable water for the project site will be provided by North Weld county
Water District. A "Water Tap Request Form" and "Water consumption Survey" have been
submitted to North Weld County Water District for review and processing(see Appendix).
J. Sewage Disposal Provisions — It is proposed to utilize a septic/leach field system. The system
will be designed and constructed in accordance with latest County and State requirements.
Information provided in the Geotechnical Report will also be utilized in the design of the septic
system.
K. Structural Road Improvement Plan — Road way construction plans will be prepared for the
project. Design guidelines well follow those set forth by Weld County Department of Public
Works,and Chapter 24 of the Weld County Code.
III.COMPONENT THREE-LANDSCAPING ELEMENTS
A preliminary Landscaping plan will be submitted with the PUD Change of Zone application for
review. The Landscaping plan will be prepared in accordance with Weld County Code Chapters 22,
23,24 26,and 27.
IV. COMPONENT FOUR-SITE DESIGN
A. Natural Features—The physical characteristics of the project site consists of slopes ranging from
1% to 10%. The site slopes from the Northeast to the Southwest, toward County Road#74 (CR
#74). An 18" diameter corrugated metal pipe located along the north side of CR#74 conveys
run off to the Southside of CR#74.
Vegetation consists of Aquiculture crops,alfalfa and corn.
An existing irrigation ditch traverses across the Southeast corner of the site. Three large
cottonwood trees are located along the irrigation ditch. The irrigation ditch and existing
cottonwood trees will remain in place. It is proposed to cross the irrigation ditch with a Public
Roadway. Crossing of the ditch will be coordinated with the ditch company.
re'
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Windsor, Colorado
B. The proposed PUD rezoning will be allowing the site to incorporate a variety and flexible design,
in conjunction with an efficient use of the land. The development will also strive to preserve any
unique natural characteristics of the site. The proposed development of the site will provide the
necessary services to ensure that health and safety requirements are met, and that project
amenities are adequate.
The project site is located in an area that encourages conversion of aquiculture land to residential.
The project will consist of large(±2.5 acres)lots,which will allow for a diverse development for
the individual lots.
The submittal of an application for a planned Unit Development will follow the criteria and
process required by Weld County Planning and Zoning.
V. COMPONENT FIVE - COMMON OPEN SPACE USAGE
The proposed project will provide±7 acres of open space. The open space will consist of:
• A common open space area situated in the center of the project. This common area
will provide a Picnic Area and Landscaping.
• A 50' open space buffer will be provided along the future North right-of-way line
for County Road # 74. Incorporated in this open space is the existing irrigation
ditch. The open space will also include landscaping, pedestrian and/or equestrian
trail.
The open space will be owned and maintained by a Home Owners Association. Construction of the
open space shall be in conjunction with the Public Improvements.
VI. COMPONENT SIX-SIGNAGE
It is proposed to provide a monument sign at the entry off of County Road#74. Design of the sign will
be in conjunction with the theme of the proposed development. The location,size, and type of material
of the entry sign will be in accordance with the latest Weld County codes.
VII. COMPONENT SEVEN-MUD IMPACT
The proposed Project is not located within the MUD area.
VIII. COMPONENT EIGHT-INTERGOVERNMENTAL AGREEMENT IMPACTS
No existing Intergovernmental Agreements affect or impact the proposed project.
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❑❑ BUILDING QUALITY SOLUTIONS
Merrick&Company
2450 South Peoria Street
Aurora CO 80014
(303)751-0741/Fax(303)752-4451
May 21, 2007
Mr. Chris Gathman
Weld County Planning Department
918 10th Street
Greeley CO 80631
RE: Homestead Change of Zone Response Comment Letter
Dear Mr. Gathman:
The following are our responses to the various agencies that have commented on the Homestead
PUD Application. This letter addresses those concerns raised previously and in the Sketch-Plan
application process.
Weld County Public Works: Memorandum dated 13-October-2006
General Comments:
• The Homestead PUD Subdivision is planned for up to 8 single-family residential
building sites.
• Correct, the development will have 8 single-family lots.
• The Preliminary Geotechnical Engineering Report and Geotechnical Evaluation—
Homestead PUD— Weld County, Colorado, dated October 5, 2005 by Terracon is
satisfactory.
o The report notes shallow groundwater is detected in the site. The applicant
shall address groundwater concerns with the change-of-zone submittal.
o A final pavement design will be required with the final plat application
materials.
• Shallow groundwater was noted in one of the soil boring locations.
This boring was located in the bottom of a natural swale and the
current drainageway. The site grading plan calls for relocating the
swale to a proposed lot line. The proposed building& septic fields,
as indicated on the COZ map,have been situated on the up-hill sides
of this swale.
• The request for a final pavement design is noted. The COZ map
indicates a pavement section consistent with the geotechnical report's
recommendations.
An Employee-Owned Company
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Menick Job No. 18014898
• The proposed access to the development creates a sight distance problem to the west
on CR74. Public Works recommends realigning the access to the east boundary of
the property to alleviate this problem.
• Noted. The plan has been revised to move the access to the east. It is
now centered on the property line and shares access with the existing
private single family residence on the adjoining property.
• An agreement with the adjoining land owner has been reached and
documentation to this effect is attached to this letter.
• An existing access to a gravel road on the West property line has significant safety
concerns and the access shall be removed
• The gravel access on the west property line is the sole access to the
agricultural operations on the adjoining parcel. The access cannot be
removed,but shall be limited to the existing agricultural use.
External Roadways:
• This development will introduce 76 additional vehicle trips per day to the off-site
roadway system based on 9 single-family residential homes. Based on the
proposal of limited development and anticipated low transportation impact on
surrounding roads, a traffic study is currently not required.
■ Noted. However, the development will have 8, versus 9, lots. [Per
the memorandum from Public Works Dated 8-February-2006
(below), it appears that there would be 86 trips for 9 lots and 76
trips for 8 lots. It appears that the comment letter was revised for
number of trips and the number of lots was not changed.]
• CR 74 adjacent to the proposed development is classified as a Strategic Corridor
by Weld County and requires a 140-foot-right-of-way. The applicant shall verify
the existing right-of-way and the documents creating the right-of-way shall be
noted on the change of zone plat. If the right-of-way cannot be verified, it will be
dedicated on the final plat.
• The right-of-way for CR74 was dedicated in Book 3, Page 8. An
annotation to this affect has been added to the COZ Plat.
Internal Roadways:
• Internal roads shall meet Weld County criteria for a PUD. The internal roadway
right-of-way shall be sixty (60)feet in width including cul-de-sacs with a sixty-five
(65)foot radius, and dedicated to the public. The typical section of interior
Page 2 of 13
roadway shall be shown as two 12 foot paved lanes with 4-foot gravel shoulders
on the change of zone plat. The cul-de-sac edge of pavement radius shall be fifty
(50)feet. Stop signs and street name signs will be required at all intersections.
Roadside drainage shall be contained within the right-of-way.
• The internal roadways will be private roads designed to County
road standards. The typical section will be as mentioned above.
Stop signs & street name signs shall be provided. Roadside
drainage shall be contained within the private road easement.
• The applicant shall provide additional right-of-way along the east portion of the
South East cul-de-sac (tract D) and dedicate right-of-way for access to existing
gravel road on the neighboring lot to the east.
• The south east cul-de-sac has been relocated to share a common
access with the development to the east. No additional right-of-
way dedicated with the development.
• The applicant shall realign the cul-de-sac in the North East corner of the property
to show the full circle diameter on the plat.
• Changed as requested.
Drainage:
• The resubmitted sketch plan has several changes to the lot configuration. A
revised drainage report which reflects this new configuration will be required
with the Change of Zone application submittal. The drainage report must
consider the following:
o All stormwater must be detained on site and follow the requirements per
Weld County Code 24-7-130 D.
• Noted. From our conversations with County Stormwater staff, we
understand this as a requirement for the detention of on-site
stormwater, and that off-site stormwater shall be allowed to pass
through the development (100-year flow) unimpeded.
o All stormwater detention facilities shall be designed to detain the
stormwater runoff from the fully developed subdivision from a one-
hundred-year storm and release the detained water at a quantity and rate
not to exceed the quantity and rate of a five-year storm falling on the
undeveloped site. (Weld County Code Ordinance 2001-1; Weld County
Code Ordinance 2003-10)
Page 3 of 13
■ The detention facilities have been designed to restrict the release
rate at the historic 5-year undeveloped discharge rate, as requested.
o Offsite runoff flows onto the site must be taken into account and contours
shall be shown on the site plan a minimum of 200'from the property line.
If the applicant considers the offsite flows to be minimal, contours must be
shown on the plans as far from the property to illustrate this effect.
• Whereas the topographic survey for the site does not extend 200'
beyond the property line to portray the requested information,
copies of the USGS topographic map are included in the appendix
to the drainage report. In addition to the USGS map, a copy of a 3-
Dimensional print from commercially available mapping software
(Delorme 3-D TopoQuads) is also included in the appendix to
assist in illustrating the off-site runoff. The off-site flows may be
less than those calculated in the report, whereas the upstream
farming operations attempt to capture stormwater flows through
existing crop planting and irrigation ditches. As such, the design
should be considered conservative.
o "Pond 2"may be used as shown in the drainage design. However, this
pond shall be placed in a perpetual drainage easement to be secured and
maintained. A written agreement to secure and reserve the proposed
detention pond and inundated area will be required between Parcel A and
Homestead PUD.
• "Pond 1"has been deleted, such that the original "Pond 2"is now
the sole detention facility for the site. Comment regarding
easement requirement is noted and shall be provided by separate
instrument.
Weld County Public Works: Memorandum dated 8-February-2006
Much of this document was repeated in the 13-October-2006 memorandum itemized above.
Additional items and their responses are noted below:
General Comments:
• No additional items.
External Roadways:
• No additional items.
Page 4 of 13
,.^- Internal Roadways:
• Easements shall be shown on the final plat in accordance with County standards
(Sec. 24-7-60) and/or Utility Board recommendations.
• Noted
• Intersection sight distance triangles at the development entrance(s) will be
required. All landscaping within the triangles must be less than 3-1/2 feet in
height at maturity, and noted on the final roadway plans.
• Noted. The landscaping plan has all planting set back from the
existing CR-74 R/W and is proposed within the 50-ft open space
adjacent to the future right-of-way line. The junction of the
internal main road and cul-de-sac has plantings in a manner
consistent with low-speed vision triangles. The vision triangles
will be added to the final roadway plans.
• 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.
• Noted.
• The applicant shall submit Improvement Agreements According to Policy
Regarding Collateral for(on-site)Improvements with the final plan application.
These agreements must be reviewed by Public Works and shall be approved by
the Board of County Commissioners (BOCC)prior to recording any final plat.
• Noted.
Drainage:
• The Homestead PUD—Preliminary Drainage Report, Dated January 2006, by Merrick
& Company (Project Number: 18014898) is satisfactory.
o The Drainage Report shall use calculations for a minor storm at the 5-year storm
rate.
o The engineer of record shall seal the Preliminary Drainage Report and provide a
copy to Public Works.
• Noted. The Preliminary drainage report has been revised to include
calculations for the 5-year minor event.
• A final drainage report stamped, signed and dated by a professional engineer licensed in
the State of Colorado shall be submitted with the final plan application. The 5-year 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
Page 5 of 13
of the 100 year storm developed condition while releasing the 5-year storm existing
condition. The final drainage report shall include a flood hazard review documenting
any FEMA defined floodways. The engineer shall reference the specific map panel
number, including date. The development site shall be located on a copy of the FEMA
map.
• Noted.
• The development includes a detention pond sized to retain the storage
volume generated by the difference in flow rates between the 100-year
developed condition and the existing/undeveloped 5-year runoff.
• The report references the FEMA FIRM panel and a copy of the FIRM is
included in the appendix with the boundaries of the development shown
thereon. No flood hazard zones identified that affect the development site.
• The applicant shall prepare a construction detail for typical lot grading with respect to
drainage for the final plan application. Front, rear and side slopes around building
envelopes must be addressed. In addition, drainage for rear and side lot line swales
shall be considered. Building envelopes must be planned to avoid storm water flows,
while taking into account adjacent drainage mitigation.
• Noted. An initial typical grading plan around the individual buildings is
shown on the Change-of-Zone map.
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• 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 each final plan (phase) application. These plans
(stormwater management plans) may be used based on Urban Drainage methodology.
• Noted.
Windsor-Severance Fire Protection District: Memorandum dated 10-October-2006
1. The access shall be designed to carry a designed wheel load of 18,000 pounds (80,000 pound
GYM (H20 loading). Please provide cross sectional of the street for verification
Noted. See typical section on the Change of Zone Map.
2. The access shall be constructed of a permanent all weather road base.
Noted.
3. Buildings that are located more than 150'from an approved access road are subject to
alternative fire protection requirements.
r^
Noted. Proposed buildings are currently shown 100-ft from roadways. If these locations
change, this comment shall be taken into consideration.
Page 6 of 13
4. Addresses shall be posted clearly on the road fronting the property.
Noted.
5. Addresses shall be posted clearly on the structure.
Noted.
6. The minimum fire flows required for this project are 1,000 gpm at 20 psi and a flow duration
of two (2) hours. If this project is not capable of receiving 1,000 gpm, the applicant can
provide homes with an NFPA 13 D compliant fire sprinkler system as allowed from Section
B-105 of the 2003 IFC. If this option is chosen, the minimum required fire flows shall be no
less than 500 gpm at 20 psi and a flow duration of two (2) hours.
Noted.
7. The minimum number offire hydrants required shall be five (5). Please place hydrants a[s]
shown on red lined drawing. The water line servicing these hydrants shall be looped.
This comment appears to have been based on the out-dated site plan that called for an interior
loop road. The site development plan has been modified to have an internal cul-de-sac
es' instead. As such, see plans for the locations of four(4) proposed hydrants. Locations
include: 1 at the development entrance adjacent to CR74, 1 at the intersection of the main
internal road and the cul-de-sac, 1 at the northern end of the main road, and 1 at the west end
of the proposed cul-de-sac.
8. Provide a complete set of utility drawings including a signed agreement with NWWD and
provide a water model showing the fire flows that will be available to this project.
Noted and to be provided with a future submittal.
9. The uppermost turnaround shall be a full turn around.
The plans have been changed accordingly.
10. The Windsor-Severance Fire Protection District shall be afforded the opportunity to review
and approve all final plans before a building permit is issued.
Noted.
Page 7 of 13
Windsor RE-4 School District: e-mail dated 25-January-2007
"In looking at your plans, the radius of 65'is adequate to meet the turning radius of a school
bus. We do not have issues to note on the revised plans that were sent. "
State of Colorado Division of Wildlife: letter dated 7-February-2006
• The Division of Wildlife recommends that:
o Construction equipment be cleaned and a weed management plan is used to
reduce the spread of weeds.
o Any fences built are 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.
o Leash covenants be used in the development
o Future homeowners are made aware of traditional land uses that may impact
them.
o Future homeowners are made aware of nuisance wildlife in the area.
• "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. Noxious weeds
reduce property value and wildlife habitat. Care should be taken to avoid spreading and
•^—
introducing noxious weeds.
o Equipment should be cleaned periodically to remove weed seeds even if no weeds
are recognized.
o The area should be promptly re-vegetated to prevent soil erosion and invasions by
weeds.
o It is also recommended that noxious weeds be eradicated and a weed
management plan be developed from during construction and for a period of at
least 5 years after construction.
• We are 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.
o Fencing plans should avoid the use of woven wire type fences that will trap or
prevent movement of wildlife.
o The Division of Wildlife prefers the use of three or four strand fencing with a
bottom strand height of 17 inches and a maximum top strand height of 42 inches,
along with installation of double stays between posts.
• The residential development should include covenants that prevent domestic dogs and
cats running at large. Domestic dogs and cats roaming the open space on this
development and adjacent property would have a definite adverse impact on wildlife in
the area. CDOW feels strongly that this wildlife corridor should be protected from
domestic pets of local residents inclined to walk dogs in this area.
Page 8 of 13
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• 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 1-25 corridor.... 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.
• It is recommended that the developer make future homeowners aware of nuisance
animals that are found in rural areas. Coyotes, raccoons, skunks, and foxes can all
potentially cause problems to landowners.... The new homeowners should also be made
aware that it is their responsibility to prevent and handle any problems that may arise.
The Division of Wildlife has brochures available to the homeowners that talk about living
with wildlife and will also be happy to give suggestions on how to prevent any potential
problems.
State of Colorado Geological Survey, Dept. of Natural Resources:
Letter dated 9-February-2006
• Since lowermost floor and crawlspace levels must be located at least three feet above
maximum anticipated groundwater level,full-depth basements may not be feasible on
all lots. Basements should be considered only on lots where site-specific water level
observations indicate that the 3-foot separation between lowermost floor or crawlspace
levels and maximum anticipated groundwater surface can be maintained.
• Noted.
• We recommend that individual perimeter foundation drain systems be constructed to help
prevent infiltration of perched water(on lots where basements are determined to be
feasible), and to help control wetting of potentially collapsible or expansive soiles in the
immediate vicinity of foundation elements. It is critical that the perimeter drains are
sloped to discharge to an interior pumped sump or a gravity outlet that discharges water
as far as possible away from all structures.
• Noted.
• Bedrock in this area has a much higher swell potential and is therefore far more
problematic, structurally, than the tested soils.
• Noted.
• Based on Terracon's preliminary soil borings and percolation test results, it appears that
septic systems on many of the proposed lots will need to be designed by a registered
professional engineer due to shallow bedrock, shallow groundwater, and/or poor soil
percolation characteristics. Since engineered systems of all types general require more
maintenance and have a shorter life than standard septic systems, even when properly
Page 9 of 13
maintained,potential buyers of these properties should be informed, through a plat note
or other means, that engineered septic systems will likely be required.
• Noted.
• Also, septic fields need to be located at least 50 feet from any irrigation ditches.
Buildings should be delineated to specifically exclude all land within 50 feet of the ditch
that runs through the southeastern corner of the site.
• Noted, see Change of Zone map.
State of Colorado Office of the State Engineer, Division of Water Resources, Department of
Natural Resources:
Letter dated 9-February-2006
• Based on recent updated information (dated September 29, 2005)provided to this office
by the District, the District currently has an adequate uncommitted water supply to
provide the water associated with this project.
• Noted.
• Pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State Engineer's office offers the
opinion that with the District as the water supplier, the proposed water supply may be
provided without causing material injury to existing water rights and the supply is
expected to be adequate,provided the applicant obtains a letter of commitment for
service from the District for this development. We recommend that the County obtain a
signed copy of the water service agreement from the District prior to the final approval
of the subdivision.
• Noted.
Weld County Dept. of Public Health & Environment:
Memorandum Dated 3-October-2006
Water:
• A draft Water Service Agreement has been included in the application materials.
However, this draft water agreement has not been updated to only provide 8 taps.
• Noted. The applicant is working with NWWD regarding approval of the
plans and finalizing the Service Agreement.
Septic:
• All septic systems will be required to be located at least 100 feet from all ponds and 50
feet from all unlined ditches.
Page 10 of 13
• Noted. See proposed septic fields on COZ Map. These locations conform
to the requested setbacks.
• The Department requests that the applicant designate two septic systems envelopes on
each lot, and that the secondary absorption field envelope be preserved in a manner that
will allow its future use. ... The Department further recommends that language for the
preservation and/or protection of the second absorption field envelope shall 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
site.
■ Noted. Two septic system envelops shown for each lot on the Change of
Zone. Requested language will be considered in the development of
covenants for the development's HOA.
Drainage and Equestrian Facilities:
• ... The Department requests the applicant to elaborate on the extent of equestrian
facilities that are planned in the open space.
• While the County's Estate zoning/land use permits the previously
proposed equestrian use(2 horses per lot), the development concept has
changed, such that the covenants shall not permit horses/livestock on the
individual lots. As such, all equestrian facilities have been removed from
the plans.
• A Manure Management Plan for the equestrian facilities in the common open space must
be submitted with the Change of Zone application...
• Per the response to the proceeding comment, whereas equestrian facilities
are removed from the development and are to be restricted by covenant, no
Manure Management Plan is necessary or submitted.
Weld County Department of Planning Service,Building Inspections:
Memorandum Dated 26-October-2006
1. A separate building permit shall be obtained prior to the construction of any building
including the monument sign.
Noted.
2. A plan review is required for each building for which a building permit is required.
Residential building plans may be required to bear the wet stamp of a Colorado registered
architect or engineer.
Noted.
Page 11 of 13
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 Residential
Code; 2003 International Building Code; 2003 International Mechanical Code; 2003
International Plumbing Code; 2003 International Fuel Gas Code; 2005 National Electric
Code and Chapter 29 of the Weld County Code.
Noted.
4. Each building will require an engineered foundation based on 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.
Noted.
5. Fire resistance of walls and openings, construction requirements, maximum building height
and allowable areas will be reviewed in the plan review. Setback and offset distances shall
be determined by the Zoning Ordinance.
Noted.
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 in order to determine compliance with offset and setback
requirements. When measuring buildings to determine offset and setback requirements,
buildings are measured to the farthest projection from the building. Property lines shall be
clearly identified and all property pins shall be staked prior to the first site inspection.
Noted.
7. There are Three historical permits on record with final approval. There is one active Ag
exempt permit.
Noted.
8. Provide a letter of approval from Windsor[Severance) Fire Protection Districts prior to
residential construction.
Noted.
Windsor School District RE-4: Letter dated 10-October-2006
Recommendations:
• 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. Recent review of data
regarding land sales suggests that the cash-in-lieu amount should increase from $1,200
to $2,240 per single-family detached unit(see attached calculations). Therefore it is
Page 12 of 13
requested that the County apply this valuation of land prices for all property within the
School District. Assuming Payment of cash-in-lieu of land at the updated value of$2,240
per unit and if the developer satisfies the following condition, the School district does not
object to approval of this Recorded Exemption. "
Payment for the first lot created with the Recorded Exemption has been made, with a
copy of the receipt on file with the County. Payment for the additional seven(7) lots
created with the Change of Zone/PUD will be made prior to recording the Final Plat.
• 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 is nearly $4,400, leaving about$13,700 in unmet
school capital costs per single-family unit. Although the District realizes that the
developer may be unable to offset in full these experienced unmet capital costs, it is
requested that the applicant contribute to a substantial proportion of these costs in order
to provide for adequate education facilities.
Noted, the Owner is discussing this request with the School District.
Sincerely,
Merrick& Company
Todd Hepworth,P.E.
Project Engineer
Page 13 of 13
.LAW ,. DEVELOPMENT GUIDE
Homestead Development, LLC
Windsor, Colorado
APPENDIX
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Engineers&Architects
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