HomeMy WebLinkAbout20071349.tiff a
f44,4%kip W my Referral
lt2.�tYanning Department
MAR 2 6 2001 -J GREELEY OFFICE
APR 1 2 2007
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Willard& Linda Owens Case Number PZ-1120
Please Reply By April 4,2007 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for nine(9) residential lots with E (Estate)
Zone uses(with the exception that uses by right and accessory uses be restricted to the
following: one (1)single family dwelling per lot; accessory uses for garages,carports and
parking areas; swimming pools,tennis and similar recreational facilities; service buildings
and facilities; and any other structure or use clearly incidental and accessory to a use
allowed by right; and that no animal units as defined in Section 23-1-90 of the Weld County
Code be allowed)along with 7.55 acres of open space for the property described below.
Legal Lot B of RE-3479; located in part E2NE4 of Section 23, T6N, R67W of the 6th P.M.,Weld
County, Colorado.
Location West of and adjacent to CR 23 and approximately 300 feet south of SH 392.
Parcel Number 0807 23 100057
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 maybe 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.
*PLEASE NOTE CHANGES TO THE PROJECT AND LOCATION AND RE-SUBMIT
THE REFERRAL BY APRIL 4, 2007*
Weld County Planning Commission Hearing (if applicable) April 17, 2007
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
i We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: p ,�II
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Signature Date Il
Agency ors /�cpglf[ EXHIBIT
2007-1349
+Weld County Planning Dept. 4918 10th Street, Greeley,CO.80631 4(970)353-6100 ext.3540 ❖(970)304-6
fitillitL...\\ MEMORANDUM
I
ID
TO: Chris Gathman, Planning Services DATE: 9-March-2007
O FROM: Jesse Hein, Public eparl ent
COLORADO SUBJECT: PZ-1120 Sunset PUD(Zone Change)
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
General Comments:
❑ The Sunset PUD Subdivision is planned for up to 8 single-family residential building sites. The site includes 8
residential Estate lots and 1 Commercial Lot.
❑ School bus pullouts/shelters and postal kiosks have been addressed in the change-of-zone application materials. The
placement of these shelters and pullouts must be shown on the change-of-zone plans as to assess safety and traffic
concerns. Final configuration and details of these items shall be determined by the school district and postmaster.
Traffic Impact Study:
Scot Lewis, P.E. from the Weld County Department of Public Works has reviewed the Traffic Impact Study for the
Sunset PUD(PZ-1120) dated April 21, 2006 by Eugene Coppola P.E. and offers the following comments:
❑ Crash Data: The TIS should include a discussion of recorded crashes on SH 392 at the intersections of WCR 23. Our
preliminary investigation indicated that a small number of accidents may be prevented through the addition of left
turn lanes on SH 392.This evaluation should be added to the approved TIS.
❑ SH 392 Access Control Plan: The TIS should address the requirements, if any, of the plan prepared by CDOT dated
11/06/2006. It appears that the limits of the plan begin at Stagecoach Road. Some narrative recognizing this plan
should be added to the report.
❑ The TIS is generally acceptable with the minor revisions contained above and in the attached red-lined comments in
the study.
External Roadways:
❑ Stagecoach Road east and adjacent to the property shall be utilized as WCR 23 in the foreseeable future per plans
from CDOT for the realignment of SH 392. Upon realignment of SH 392, Stagecoach Road will be WCR 23.
❑ Stagecoach Road(WCR 23)adjacent to the site is a classified as a collector road. Although it is not constructed south
of this site, it is very likely it will be extended south. The collector minimum right-of-way of 40' shall be dedicated
on this plat. For this development, Stagecoach Road (WCR 23) shall be extended to the south to serve the southern
most access and constructed to current standards of 2— 12' paved lanes and 6' paved shoulders.
Page 1 of 3
Internal Roadways:
❑ The internal roads have been realigned to Public Works recommendations. The design is acceptable and provides adequate access
to all proposed lots.
Internal roads are required to 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 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.
❑ It is Public Works recommendation to not take maintenance or jurisdiction of the internal roadway. Both internal roads shall be
maintained by the Homeowners Association. The applicant shall enter an Improvements Agreement for Private Road
maintenance at the time of final plat submittal.
Drainage:
A drainage report, change of zone application dated December 15, 2006,was submitted by QED Associates, and reviewed
by Brian Varella, P. E.,of the Public Works Department. Attached is a memorandum from Mr. Varella dated March 9,
2007 with comments and requirements regarding the proposed development.
Irrigation Canal:
❑ The applicant has indicated meeting with the Greeley No. 2 Canal (New Cache La Poudre Irrigating Company). Documentation
must be provided from the Irrigation Company showing any issues or concerns with the proposed development for the applicant
to address.
Geotechnical Report:
❑ A Preliminary Subsurface Exploration Report, dated December 17, 2005, by Earth Engineering Consultants, and an Engineering
Geology report, dated February 28,2006,by Willard G.Owens,P. E.,has been submitted and are acceptable.
o Proper notation with regards to shallow groundwater and construction concerns have been placed on the
change-of-zone plat
o A final Subsurface Exploration Report signed, stamped and dated by a registered Professional Engineer in
the state of Colorado will be required on the final plat submittal.
Zone Change Plat:
❑ The following items shall be added to the plat prior to recording:
o 40' right-of-way dedicated for Stagecoach Road(WCR 23)
o Delineation and dedication language/documentation for the Greeley No.2 Canal.
The following comments shall be addressed with the final plat application:
❑ Easements shall be shown on the final plat in accordance with County standards (Sec.24-7-60) and / or Utility Board
recommendations.
❑ Intersection sight distance triangles at the development entrance will be required. All landscaping within the triangles
must be less than 3'/ feet in height at maturity, and noted on 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.
❑ The applicant shall submit Improvements Agreements According to Policy Regarding Collateral for (on-site and off-
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.
❑ A final drainage report stamped, signed and dated by a professional engineer licensed in the State of Colorado shall be
submitted with the final application. 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
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 the copy of
the FEMA map.
Page 2 of 3
Li The applicant shall prepare a construction detail for typical lot grading with respect to drainage for the final
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.
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.
Recommendation
❑ The Public Works Department recommends approval of this change of zone.
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 Mats.• '
PC: PZ-1120 Sunset PUD(Zone Change)
Email &Original: Planner: Chris Gathman
PC by Post: Applicant : David L. Shoup Consulting
PC by Post: Engineer: QED Associates
PC by Post: Engineer: Gene Coppola P.E.
._. PC by Post: Surveyor: King Surveyors, INC.
Attachment: Drainage memorandum by Brian Varrella, P.E.
Page 3 of 3 —,.,,
fittleg‘r MEMORANDUM
' TO: Jesse Hein, Public Works Department DATE: 09 March 2007
WI
IDC FROM: Brian Parrella, P.E., CFM, Public Works Department
COLORADO SUBJECT: PZ-1120 Sunset PUD(Change of Zone)
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.
Drainage Comments
❑ Public Works received a Drainage Report, Change of Zone Application (herein referred to as the COZ
drainage report) for Sunset PUD (PZ-1120). The report was submitted by Kent J. Bruxvoort(PE#26325),of
QED Associates, and is dated December 15,2006.
❑ The COZ drainage report is stamped, signed, and dated by a registered P.E. licensed to practice in the state of
Colorado.
COZ Comments—please resolve the following minor items during this CHANGE OF ZONE process.
1. The current drainage report is well-documented and easy to follow. Weld County Public Works
appreciates the level of effort presented by QED Associates in this report.
2. The Greeley No. 2 canal is located on the western and northern boundaries of the proposed site. Please
add a brief discussion of potential groundwater at the site, and how specific building designs may be
impacted by the presence of groundwater.
3. Figure 1 is clear and accurate, but still requires an appropriate scale and north arrow per Weld County
Code 23-2-50(C).
4. Please add the preliminary calculations for the detention pond sizing to the COZ report.
5. Please add a clear discussion to the COZ drainage report of how water will be routed from the low-lying
area between Lots 4 and 5 to the detention pond. Most of Lot 5 appears to naturally flow uphill to the
border with Lot 6.
Final Plan Considerations—the following items must be provided to Public Works at FINAL PLAN.
1. Please refer to the Weld County Storm Drainage Criteria addendum to Urban Drainage for all COZ and
Final Plan drainage requirements.
2. Please provide appropriate erosion control at pipe outlets and inlets, overflow areas, channel bends, high
shear stress channels and swales, or any other areas requiring erosion control. Design calculations must
be provided to support the selection of any and all erosion control measures, and must demonstrate that
the proposed designs provide stable channel conditions prior to the establishment of vegetation.
a. Please add rock riprap protection at all culvert outlets for the final drainage plans, and include
rock size (D50)and apron limits (length, width, and thickness). Please utilize UD&FCD methods,
and include all design calculations and/or spreadsheets in the report appendix.
Page 1 oft 2.,
b. A self-launching termination key with a design detail is required for rock riprap protection.
Please follow guidance provided in the USDCM, Chapter 4.4.2.4 (UD&FCD 2001). Another
useful guide may be HEC-11, Chapter 2(FHWA 1989).
c. Please specify an appropriate geotextile filter fabric under the rock. The geotextile shall be
identified by a product name and number, or approved equal. The selected product shall be fully
documented with manufacturer specifications and installation procedures, drawings, and details.
3. Please utilize engineering calculations to determine all conveyance swales and channels in the subdivision
are stable under proposed hydraulic conditions.
4. Please add the following note to the text of the Final Drainage Report and to the notes on the Final Plat:
"Weld County will not be responsible for the maintenance of drainage related areas."
5. All culverts must be analyzed using UD-Culvert, HY-8, HEC-RAS, CulvertMaster, or other approved
programs that adhere to HDS-5 guidelines(FHWA 2005).
6. All culvert inlets shall include debris racks to prevent clogging due to debris accumulation and to protect
the public safety. Debris racks shall be sloped at 311:IV or flatter per UD&FCD research.
7. Please provide an emergency spillway on all proposed detention ponds.
a. A typical cross section of the emergency overflow crest must be provided on construction plan
sheets with point elevations and slopes.
b. The depth of flow out of the spillway shall be 6 inches or less and the spillway shall have
effective erosion protection supported by calculations.
c. A spillway cutoff wall is required for each detention pond to prevent possible breach during the
major(100-yr) storm event.
d. The elevation of the top of the spillway embankment and of the lowest finished floor of all
proposed building structures shall be a minimum of 1.0 ft above the 100-year water surface
elevation in the detention pond.
e. Each spillway shall have adequate erosion protection to prevent erosion during operation.
8. Revegetation of all disturbed earth shall comply with all standards defined in the Revegetation section of
the Weld County Storm Drainage Criteria dated February 2006.
9. A dedicated drainage easement is required for all onsite drainage areas inundated by the 100-year event.
Please identify and dimension all drainage easements on all plan sheets submitted with the Final Drainage
Report.
10. A standard detail sheet for all drainage and erosion control features must be provided as part of the
construction plan set.
The applicant shall address and resolve the Change of Zone comments listed above. The review process
will continue 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 Flab.
Page 2 of 2 wR. ,
Weld County Planning Dnnartment
GREELEY n
rat Memorand
TO: Chris Gathman, W.C. Planning
ip
CDATE: March 8, 2007
FROM: Pam Smith, W.C. Department of Public C
COLORADO Health and Environment
CASE NO.: PZ-1120 NAME: Willard Owens
The Weld County Health Department has reviewed this Change of Zone proposal. The
applicant proposes a 9 lot PUD on 32.6 acres. The minimum lot size is 2.0 and coupled with
the overall density of one septic system per 3.6 acres does meet current Department policy.
There are 8 residential lots and one commercial lot proposed. All nine lots are intended to be
served by North Weld County Water District and individual sewage disposal systems. The
Greeley#2 Canal borders the property on the north and portions of the west.
The commercial lot is proposed to be used fora guest reception facility of 10,000 square foot
size to host wedding receptions and similar functions (the Sunset Events Center is proposing
to relocate to this site). There are anticipated to be 10 employees associated with the guest
reception facility. The applicant is intending for the commercial lot to fall under the A-2
Banquet Hall Facility zoning district. A-2 Banquet Hall Facility zoning allows for a seating
capacity up to 1000 seats. I have spoken to the applicant and their intention at this time is to
not restrict themselves to less than the zoning allows. Based on this information, the septic
system for the commercial lot will be considered a Sewage Treatment Works by definition
under Section 25-10-103 (20) CRS and is subject to all applicable requirements of Colorado
Department of Public Health and Environment, Water Quality Control Division Regulation 22
and possible additional requirements from the Weld County Department of Public Health and
Environment. A full service kitchen for food preparation is planned and alcohol consumption
is intended to take place at this facility. These activities will require the applicant to have a
Food Service License and a Liquor License.
The application has satisfied Chapter 27 of the Weld County Code in regard to water and
sewer service. The applicant has a draft water service agreement with North Weld County
Water District. Sewer will be provided by individual sewage disposal systems. A preliminary
geotechnical report from Earth Engineering Consultants (EEC), dated December 17, 2005
was submitted with the application. This report indicates that the southern portion of the site
has groundwater in the 4 feet to 8 feet range (borings only, no percolations tests).
Percolation tests were conducted in the northern portion of the property and were found to be
acceptable. Groundwater was found below 8 feet in those borings. This report was
conducted in the winter, when groundwater conditions are expected to be most favorable (the
owner, in his geologic survey, states that there was water in the canal at the time of the EEC
investigation; however, the EEC report makes no mention of this). The Department
recommends monitoring the groundwater conditions through the summer months (June-
August) to determine the maximum seasonal high groundwater levels. Based on the findings
to date, it is likely to expect engineered systems on at least the southern portion of the site.
There is no mention whether animal husbandry activities will be allowed on the residential
1
lots.
Septic systems must meet the 50 foot setback to the Canal. The Department recommends
that the applicant designate two septic system envelopes on each lot, and that the secondary
absorption field envelope be preserved in a manner that will allow its future use. 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.) are expressly prohibited in the designated absorption field site.
The initial impact plan submitted in the application materials appears to address 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. This subdivision is not served by a municipal sanitary sewer system. Sewage
disposal shall be by septic systems designed in accordance with the regulations of
the Colorado Department of Public Health and Environment,Water Quality Control
Division and the Weld County Code in effect at the time of construction, repair,
replacement, or modification of the system.
'3. Primary and secondary septic envelopes shall be placed on each lot. All septic
system envelopes must meet all setbacks, including the 50-foot setback to any
irrigation ditch.
4. 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.
5. The septic system for the commercial lot is subject to all applicable requirements
of Colorado Department of Public Health and Environment,Water Quality Control
Division Regulation 22 (Site Application regulation).
6. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and
Facilities Act, 30-20-100.5, C.R.S., as amended) shall be stored and removed for
final disposal in a manner that protects against surface and groundwater
contamination.
7. Waste materials shall be handled, stored, and disposed in a manner that controls
fugitive dust, fugitive particulate emissions, blowing debris, and other potential
nuisance conditions.
8. This commercial facility shall adhere to the maximum permissible noise levels
allowed in the Residential Zone as delineated in 25-12-103 C.R.S., as amended.
9. The commercial facility must obtain a Colorado Retail Food Establishment License
for the operation of the commercial kitchen.
2
10. The commercial facility shall comply with Colorado Retail Food Establishment
Rules and Regulations governing the regulation of food service establishments at
all times.
11. The commercial facility must obtain a Liquor License in accordance with Section
Sec. 12-2-10 .
12. 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.
13. 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.
14. 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.
15. 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.
16. "Weld County's Right to Farm"as provided in Appendix 22-E of the Weld County
Code shall be placed on any recorded plat.
O:\PAM\Planning\chzone\PZ-1120 Willard Owens.RTF
3
‘74'
Memorandum
TO: Chris Gathman, W.C. Planning
DATE: April 10, 2007 REVISED
midge FROM: Pam Smith, W.C. Department of Public
COLORADO Health and Enironment
CASE NO.: PZ-1120 NAME: Willard Owens
The Weld County Health Department has reviewed this Change of Zone proposal. The
applicant proposes a 9 lot PUD on 32.6 acres. The minimum lot size is 2.0 and coupled with
the overall density of one septic system per 3.6 acres does meet current Department policy.
There are 9 residential lots proposed. All nine lots are intended to be served by North Weld
County Water District and individual sewage disposal systems. The Greeley#2 Canal
borders the property on the north and portions of the west.
The application has satisfied Chapter 27 of the Weld County Code in regard to water and
sewer service. The applicant has a draft water service agreement with North Weld County
Water District. Sewer will be provided by individual sewage disposal systems. A preliminary
geotechnical report from Earth Engineering Consultants (EEC), dated December 17, 2005
was submitted with the application. This report indicates that the southern portion of the site
has groundwater in the 4 feet to 8 feet range (borings only, no percolations tests).
Percolation tests were conducted in the northern portion of the property and were found to be
acceptable. Groundwater was found below 8 feet in those borings. This report was
conducted in the winter, when groundwater conditions are expected to be most favorable (the
owner, in his geologic survey, states that there was water in the canal at the time of the EEC
investigation; however, the EEC report makes no mention of this). The Department
recommends monitoring the groundwater conditions through the summer months (June-
August) to determine the maximum seasonal high groundwater levels. Based on the findings
to date, it is likely to expect engineered systems on at least the southern portion of the site.
No animal husbandry activities will be allowed on the residential lots.
Septic systems must meet the 50 foot setback to the Canal. The Department recommends
that the applicant designate two septic system envelopes on each lot, and that the secondary
absorption field envelope be preserved in a manner that will allow its future use. 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.)are expressly prohibited in the designated absorption field site.
The initial impact plan submitted in the application materials appears to address 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.
1
2. This subdivision is not served by a municipal sanitary sewer system. Sewage
disposal shall be by septic systems designed in accordance with the regulations of
the Colorado Department of Public Health and Environment,Water Quality Control
Division and the Weld County Code in effect at the time of construction, repair,
replacement, or modification of the system.
3. Primary and secondary septic envelopes shall be placed on each lot. All septic
system envelopes must meet all setbacks, including the 50-foot setback to any
irrigation ditch.
4. 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.
5. 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.
6. 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.
7. 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.
8. 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 fora permit from
the Colorado Department of Public Health and Environment.
9. "Weld County's Right to Farm"as provided in Appendix 22-E of the Weld County
Code shall be placed on any recorded plat.
O:\PAM\Planning\chzone\PZ-1120 Willard Owens revised.RTF
2
• •• a� .\14 Weld County Referral
March 22, 2007
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Willard& Linda Owens Case Number PZ-1120
Please Reply By April 4,2007 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for nine (9) residential lots with E (Estate)
Zone uses(with the exception that uses by right and accessory uses be restricted to the
following:one (1)single family dwelling per lot; accessory uses for garages,carports and
parking areas; swimming pools,tennis and similar recreational facilities;service buildings
and facilities; and any other structure or use clearly incidental and accessory to a use
allowed by right; and that no animal units as defined in Section 23-1-90 of the Weld County
Code be allowed) along with 7.55 acres of open space for the property described below.
Legal Lot B of RE-3479; located in part E2NE4 of Section 23,T6N, R67W of the 6th P.M.,Weld
County, Colorado.
• Location West of and adjacent to CR 23 and approximately 300 feet south of SH 392.
Parcel Number 0807 23 100057
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 maybe 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.
*PLEASE NOTE CHANGES TO THE PROJECT AND LOCATION AND RE-SUBMIT
THE REFERRAL BY APRIL 4, 2007*
Weld County Planning Commission Hearing (if applicable) April 17,2007
❑J,M6 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.
A
Comments.L •6042 /k-d-•
t io trick ui a n>llbytt 77b le r
• Signature Cite Date 'e-72/9 -07
Agency n" !i /'Ci/if; C
�ve 7 431;
❖Weld County Planning Dept. +918 10th Street, Greeley,CO. 80631 +(970)353-6100 ext.3540 ❖(970)304-6498 fax
a
• DEPARTMENT OF PLANNING SERVICES
4 BUILDING INSPECTION
NORTH OFFICE
918' 10th Street GREELEY, COLORADO 80631
PHONE (970) 353-6100, EXT.3540
FAX (970) 304-6498
O SOUTHWEST OFFICE
• 4209 CR 24.5
COLORADO LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
FAX(720)652-4211
February 15, 2007
Willard & Linda Owens
A change of Zone from A (Agricultural) to PUD for 8 residential lots with E (Estate) Zone uses (with the
exception that uses by right and accessory uses be restricted to the following: one (1) single family
dwelling per lot; accessory use for garages, carports and parking areas; swimming pools, tennis and
similar recreational facilities; service buildings and facilities, and any other structure or use clearly
incidental and accessory to a use allowed by right; and that no animal units as debned in Section 23-1-90
of the weld County Code be allowed) and one (1) commercial lot for C-2 (business commercial) uses
(with the exception that uses by right and accessory uses be restricted to theatres, convention halls,
•
private or public with a seating capacity of not over (1,000) (for a banquet facility) and parking areas for
customers or structures for use by employees and customers) along with 7.55 acres of open space.
PZ-1120
1. A separate building permit shall be obtained prior to the construction of any building.
2. A plan review is required for each building for which a building permit is required. Commercial
building plans shall bear the wet stamp of a Colorado registered architect or engineer. Commercial
building plans require a Code Analysis Data sheet, which is provided by the Weld County Building
Department Residential building plans may be required to bear 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. 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 Electrical Code and Chapter 29 of the Weld County Code.
4. Each building will require an engineered foundation based on a site-specific geotechnical report or an
open hole inspection performed by a Colorado registered engineer. Engineered foundations shall be
designed by a Colorado registered engineer.
5. Fire resistance of walls and openings, construction requirements, maximum building height and
allowable areas will be reviewed at the plan review. Setback and offset distances shall be determined
• by the Zoning Ordinance.
ate?_/3 Y,
' 6. Building height shall be measured in accordance with the 2003 International Building Code for the
purpose of determining the maximum building size and height for various uses and types of construction
and to determine compliance with the Bulk Requirements from Chapter 23 of the Weld County Code.
Building height shall be measured in accordance with Chapter 23 of the Weld County Code in order to
determine compliance with offset and setback requirements. 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.
7. The commercial building will probably be classified as either an A-2 (banquet hall intended for food
and or alcohol consumption)or an A-3 (banquet hall)with no alcohol served. The building will need to be
at a minimum, one hourtype V construction. An automatic fire sprinkler system will be required as the
occupant load is more than 300 based on a 12,000 square foot building.
8. Provide a letter of approval from Windsor/Severance Fire Protection District prior to construction.
9. There are no building permits on this parcel.
Please contact me for any further information regarding this project.
ily,
it�9���
Building Official
itt446
Weld County Referral
WIIMarch 22, 2007
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Willard & Linda Owens Case Number PZ-1120
Please Reply By April 4, 2007 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for nine (9) residential lots with E (Estate)
Zone uses(with the exception that uses by right and accessory uses be restricted to the
following: one (1)single family dwelling per lot; accessory uses for garages, carports and
parking areas; swimming pools,tennis and similar recreational facilities;service buildings
and facilities;and any other structure or use clearly incidental and accessory to a use
allowed by right; and that no animal units as defined in Section 23-1-90 of the Weld County
Code be allowed)along with 7.55 acres of open space for the property described below.
Legal Lot B of RE-3479; located in part E2NE4 of Section 23,T6N, R67W of the 6th P.M.,Weld
County, Colorado.
Location West of and adjacent to CR 23 and approximately 300 feet south of SH 392.
Parcel Number 0807 23 100057
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 maybe 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.
*PLEASE NOTE CHANGES TO THE PROJECT AND LOCATION AND RE-SUBMIT
THE REFERRAL BY APRIL 4, 2007*
Weld County Planning Commission Hearing (if applicable) April 17, 2007
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ e have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
•
Signature 1, O Date 3-o2 7_ 0 7
Agency [j6/ i/ ll:
d Pik o r'
+Weld County Planning Dept. :•918 10th Street, Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
a
DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
NORTH OFFICE
918 10`h Street
' GREELEY, COLORADO 80631
PHONE (970) 353-6100, EXT.3540
C. FAX (970)304-6498
SOUTHWEST OFFICE
4209 CR 24.5
COLORADO LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
FAX(720)652-4211
April 4, 2007
Willard & Linda Owens
A change of Zone from A(Agricultural)to PUD for nine (9) residential lots with E (Estate)Zone uses (with the
exception that uses by right and accessory uses be restricted to the following: one (1)single family dwelling per lot;
accessory use for garages, carports and parking areas; swimming pools, tennis and similar recreational facilities;
service buildings and facilities, and any other structure or use clearly incidental and accessory to a use allowed by
right; and that no animal units as defined in Section 23-1-90 of the weld County Code be allowed) along with 7.55
acres of open space.
PZ-1120
1. A separate building permit shall be obtained prior to the construction of any building.
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.
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
Electrical Code and Chapter 29 of the Weld County Code.
4. Each building will require an engineered foundation based on a site-specific geotechnical report or an open hole
inspection performed by a Colorado registered engineer. Engineered foundations shall be designed by a Colorado
registered engineer.
5. Fire resistance of walls and openings, construction requirements, maximum building height and allowable areas
will be reviewed at the plan review. Setback and offset distances shall be determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with the 2003 International Building Code for the purpose of
determining the maximum building size and height for various uses and types of construction and to determine
compliance with the Bulk Requirements from Chapter 23 of the Weld County Code. Building height shall be
measured in accordance with Chapter 23 of the Weld County Code in order to determine compliance with offset
and setback requirements. 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.
7. Provide a letter of approval from Windsor/Severance Fire Protection District prior to construction.
8. There are no historical building permits on this parcel.
Please contact me for any further information regarding this project. .
Sinc y,
ioriz)
g rVi I
Building fficial
460ti .`‘, MEMORANDUM
TO: Chris Gathman, Planner
COLORADO DATE: February 19, 2007
FROM: Kim Ogle, Planning Manager
SUBJECT: Change of Zone Plan, PZ-1120
Landscape Referral
Sunset PUD
Williard & Linda Owens, Applicant
The Department of Planning Services reviewed the documentation and drawings for the above
referenced Planned Unit Development for eight residential Lots, one commercial lot and 7.55
acres of open space located on three separate tracts and offers the following comments:
No building permit shall be issued for any building or any portion of a PUD until the landscaping
required by the Landscape Plan map is in place and/or an on-site improvements agreement has
been entered into which complies with the requirements in Section 24-9-10 of this Code.
The applicant elected to not include an Improvements Agreement for Public and Private
improvements associated with this proposed PUD.. The Final Plat shall not be accepted without
this document. The application materials state the entry sign will comply with the County Code,
however, the PUD identification sign is not delineated on the Plans. The proposed sign for the
development shall conform to Chapter 23 of the Weld County Code.
Chapter 27, Article II, discusses the performance standards for a PUD. The applicant has
identified the zoning designation within the PUD with Estate Zone uses (residential) and a
single lot of Commercial uses to accommodate a Banquet Hall Facility.
Section 27-2-30 Buffering and screening.
Uses, buildings or structures within and adjacent to a PUD Zone District shall be adequately
buffered and screened to make their appearance and operation harmonious with the
surrounding uses.
There was no schematic Landscape and Screening Plan submitted with the application
materials. The application materials state "The proposed subdivision will have street trees
installed along Stagecoach Road and will serve as a buffer to the existing Willow Springs
subdivision. The entire site will be landscaped with appropriate trees, shrubs, and other live
planting's in the common areas per Weld County regulations/ guidelines.
Section 27-2-50. Circulation.
Development within a PUD Zone District shall be designed and constructed to include
adequate, safe and convenient arrangements for pedestrian and vehicular circulation, off-street
parking and loading space. Pedestrian and vehicular circulation shall relate to the circulation
system external to a PUD Zone District. All streets within the PUD Zone District, whether
private or public, shall be designed and constructed to meet the requirements of the
Department of Public Works and Chapters 24 and 26 of this Code, if applicable. The access to
W./L. Owens-Sunset PUD, PZ-1120, page 1
this proposed subdivision is off of the extension of Stagecoach Road, a privately maintained
road by the Willow Springs Subdivision. The application materials did not provide evidence of
an agreement from the Willow Springs Subdivision to access this proposed development via
this road. Further, the property is in close proximity to the State Highway 392 Transportation
Corridor and is considered a gateway to the Town of Windsor to the west.
The applicant shall identify a road name for the proposed development and provide written
evidence from all applicable service agencies that the proposed name is in compliance with
their identification/ naming protocol. Further, the applicant shall receive written approval from
the Department of Planning Services/ Building Inspection that the Naming protocol has been
approved as submitted.
Section 27-2-60. Common open space
Common open space is defined as any usable parcel of land or water unimproved and set
aside, dedicated, designated or reserved for public or private use or for the use and enjoyment
of owners or occupants of land adjoining or neighboring such area. Common open space
includes landscape areas that are not occupied by buildings or uses such as storage or service
areas, private courtyards, parking lots and islands. In all PUD districts, except for those
containing residential uses, common open space may include landscape setbacks adjacent to
roadways, where the setbacks are not utilized as parking or storage areas. Common open
space shall be designed to be useful to the occupants and/or residents of the PUD Zone District
for recreational and scenic purposes. Common open space in the PUD Zone District shall be
owned and maintained in perpetuity by an organization established specifically for such
ownership and maintenance purposes. The application materials state there is 7.55 acres of
open space, however, 2.94 acres of this total is delineated right-of-way for the Greeley Number
2 Ditch. Further, staff finds no area designated as a retention/ detention basin to handle run-
off. Given this interpretation of open space area, the actual open space associated with this
proposed development is 4.61 acres or fourteen (14) Percent of the site. The open space
requirement of fifteen (15) percent has not been met, thus the proposed development does not
meet the requirements for an urban scale development.
The applicant shall provide evidence that the Greeley Number 2 Ditch has no concerns with the
proposed development and the proposed use of lands adjacent to the ditch as open space.
Sec. 27-2-70. Compatibility.
The density, design and location of land uses within and adjoining a PUD shall be designed to be
compatible with other uses within and adjoining the PUD. Compatible uses shall be determined
by evaluating the general uses, building height, setback, offset, size, density, traffic, dust, noise,
harmony, character, common open space, screening, health, safety and welfare of the PUD in
relation to surrounding uses. (Weld County Code Ordinance 2003-10) Industrial type uses either
exist or are proposed in close proximity to the South., and there is an existing subdivision to the
East.
Section 27-2-100. Required Landscaped Areas
No more than eighty-five percent (85%) of the total area of a lot shall be covered. Land shall not
be deemed covered if it is used for growing grass, shrubs, trees, plants or flowers or if covered by
decorative gravel or wood chips, or if it is otherwise suitably Landscaped.
There was no schematic Landscape and Screening Plan submitted with the application materials.
The application materials state that the "open space is provided by two ponds and associated
greenbelt areas . . . ." The applicant continues by stating, "A detailed Landscap[e] Plan will be
submitted at Final Platting which will follow and incorporate current Weld County standards.
W./L.Owens-Sunset PUD, PZ-1120,page 2
Landscaping and buffering is planned to provide aesthetic/visual quality not only within the site, but
also on adjacent roadways." The Change of Zone Landscape Map requirements shall be prepared
in accordance with Section 27-9-30 of the Weld County Code and shall be submitted with the
Change of Zone application materials.
Section 27-2-170. Public Water Provisions.
The application materials state that water will be provided by North Weld County Water District.
Staff requires further documentation of the water provisions, specifically for fire suppression,
potable water and irrigating of landscaped areas. The applicant shall provide written evidence that
potable and non-potable water are available for this facility. Further, the applicant shall meet the
requirements of the Weld County Department of Public Health and Environment. Please review
previous comments in Section 27-2-170. Public Water Provisions and Section 27-2-210. Water
Provisions.
General Comment:
The applicant shall provide a Landscape Plan as part of the Final Plat submittal for review,
comment and approval by this office. Further, the landscape component of the Private
Improvements Agreements shall contain an itemized bid of the Landscape components, on
letterhead from each of the providers.
End Memorandum
W./L.Owens-Sunset PUD, PZ-1120, page 3
Wd County Referral
Weld County Plelanning Department
' GREELEY OFFICE February 2, 20O7
C. FEB 2 6 2007
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Willard& Linda Owens Case Number PZ-1120
Please Reply By March 2,2007 Planner Chris Gathman
Project A Change of Zone from A(Agricultural)to PUD for eight(8)residential lots with E(Estate)Zone uses
(with the exception that uses by right and accessory uses be restricted to the following: one(1)single
family dwelling per lot;accessory uses for garages,carports and parking areas;swimming pools,
tennis and similar recreational facilities;service buildings and facilities;and any other structure or use
clearly incidental and accessory to a use allowed by right;and that no animal units as defined in
Section 23-1-90 of the Weld County Code be allowed)and one(1)commercial lot for C-2(Business
Commercial)uses(with the exception that uses by right and accessory uses be restricted to theatres,
convention halls, private or public with a seating capacity of not over(1,000)(for a banquet facility)and
parking areas for customers or structures for use by employees and customers)along with 7.55 acres
of open space.
Legal Lot B of RE-3479;located in part E2NE4 of Section 23,T6N, R67W of the 6th P.M.,Weld County,
Colorado.
Location East of and adjacent to CR 23 and south of and adjacent to SH 392.
Parcel Number 0807 23 100057
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) April 3, 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: 11 f <C f. 1 ` 1e k +I
P u
1 c. cC A.\ a.chc a 1 r !i-_.S F-¢r 1 5 N t-P r^4
Comcrr 1\
Signature 1-0P1 4.. Date O1- 5-O7
Agency \A) ( S
❖Weld County Planning Dept. +918 10th Street, Greeley,CO.80631 +(970)353-6100 ext.3540 t(970)304-6498 fax
Weld County Sheriffs
Office
M e mo
To: Chris Gathman
From: Cdr.J.D. Broderius
Date: February 25, 2007
Re: PZ-1120
Response to the comments of Willard& Linda Owens,
In the below stated item number 1, the response was that there are only 3 students bussed
from this location and that there is existing facilities as described in an adjacent subdivision. It
should be noted that the number of students being bussed from this location is not in
question nor is it relevant to the facilities provided. It should also be noted that by approving
this plan it would require students to cross"Stagecoach" road thus increasing the potential of
a student being struck by a motor vehicle thus causing a potential for loss of life. It is
recommended that this approach be reconsidered and addressed.
All other concerns as listed in items 2 through 8 have been sufficiently addressed.
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
1
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.
• Page 2
Weld County Referral
liD
Weld County Planning Department March 22, 2007
GREEC� L
EY OFFICE
APR 2 2007
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Willard &Linda Owens Case Number PZ-1120
Please Reply By April 4,2007 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for nine (9)residential lots with E (Estate)
Zone uses (with the exception that uses by right and accessory uses be restricted to the
following:one(1)single family dwelling per lot; accessory uses for garages, carports and
parking areas;swimming pools, tennis and similar recreational facilities;service buildings
and facilities; and any other structure or use clearly incidental and accessory to a use
allowed by right; and that no animal units as defined in Section 23-1-90 of the Weld County
Code be allowed)along with 7.55 acres of open space for the property described below.
Legal Lot B of RE-3479; located in part E2NE4 of Section 23,T6N, R67W of the 6th P.M.,Weld
County, Colorado.
Location West of and adjacent to CR 23 and approximately 300 feet south of SH 392.
Parcel Number 0807 23 100057
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.
*PLEASE NOTE CHANGES TO THE PROJECT AND LOCATION AND RE-SUBMIT
THE REFERRAL BY APRIL 4, 2007*
Weld County Planning Commission Hearing (if applicable) April 17, 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.
Nyl See attached letter.
Comments: Vie(AS c <cc Oar-o.olro e -H-er
Signature 8-B ice, /yr,,,• Date O -p/ w7
Agency W C S 0
❖Weld County Planning Dept. ❖918 10th Street,Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
Weld County Sheriffs
Office
M e mo
To: Chris Gatham
From: Cdr.J.D. Broderius
Date: April 1,2007
Re: PZ-1120
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
PZ-1120/Willard and Linda Owens Page 1 of 1
Chris Gathman
From: Hice-Idler, Gloria [Gloria.Nice-Idler@DOT.STATE.CO.US]
Sent: Wednesday, February 07, 2007 3:11 PM
To: Chris Gathman
Subject: PZ-1120/Willard and Linda Owens
Chris,
I got the above referral and offer the following comments:
1. Projected ROW need is 100'either side of the highway centerline.
2. CDOT requested that the traffic impact study submitted by Gene Coppola be revised to include the traffic
already using CR 23. I'm still not sure about the study numbers. It's stated that the County asked that the trafffic
from the events center be averaged over the course of a week. I can't really see how that was done. Regardless,
it is unlikely that the warrants would have been met for auxiliary lanes with this proposal. However, if any
additional traffic is proposed for this intersection in the future, the westbound to southbound left turn lane will be
required.
3. CDOT needs to review the drainage study.
Please call if you have any questions.
Gloria Hice-Idler
Access Manager
CBOT Region 4
1420 2nd Street
Greeley CO 80631
(970) 350-2148
�GQ. 2J-T/o7- C.
v�M
02/07/2007
•
51A1'E OF COLORADO
OFFICE OF THE STATE ENGINEER
Division of Water Resources /of cob,
Department of Natural Resources , e - AC"
1313 Sherman Street,Room 818 '� h
Denver, Colorado 80203 February 12, 2007
Phone(303)866-3581 •
FAX(303)866-3589
Bill
htt Governor
p:/Iwww.water.slate.co.us enr.
Ritter.r,or
6V211 County Planning Department Hanis
tiveo�tor
Chris Gathman ^RFELEY OFFICE
Weld County Planning Department Hal D.Simpson.P E.
918 10th Street r cl3 ,2 2 2007 State Engineer
Greeley, Co 80631 �9 _
Re: Sunset Development PUD
Rt�EiVED
Case No. PZ-1120
NE'/. of Sec. 23, T6N, R67W, 6th P.M
Water Division 1, Water District 3
Dear Mr. Gathman:
We have reviewed the above referenced proposal to subdivide a 32.56-acre
parcel into eight residential lots, one commercial lot and two open space outlots. We
previously commented on this proposal in our letter dated June 23, 2006.
The Water Supply Information Summary Form provided under separate mailing,
indicates the daily water requirements are estimated to be 2,000 gallons for the 10,000
square feet of commercial space and 5,600 gallons for household use for the eight
residential lots. The water use estimate for household use appears to be high
compared to a typical estimate based on an average of 3.5 persons per dwelling and 80
gallons per person per day. No outside uses were identified for any of the eight
residential lots.
The proposed water source for this development is identified as the North Weld
County Water District ("District"). While the applicant indicated that a contract for
service has been provided, a copy of the contract was not included in the submittal
materials. Therefore, we still recommend that the County obtain a signed copy of the
water service agreement from the District prior to the final approval of the subdivision.
In addition, our previous letter referred to well permit no. 250751 which expires on May
30, 2007 if a well is not constructed prior to that date. As indicated in our previous
letter, it is the intent of the statute under which the permit was issued, to allow citizens
to obtain a water supply where other water supplies are not available. If this property is
served by the District, a well constructed under this permit would violate the intention of
the statute. Therefore rather than constructing a well under this permit, the well permit
should instead be cancelled at the request of the applicant.
Weld County Planning Department Page 2 of 2
Sunset Development PUD
February 12, 2007
Since no changes in the water supply for this subdivision were identified in this
submittal, the comments from our letter dated June 23, 2006 still apply.
If you have any question in this matter please contact Megan Sullivan of this
office.
Sincerely,
092/6-6
67 Dick Wolfe, P.E.
Assistant State Engineer
cc: Jim Hall, Division Engineer
Water Supply Branch
Subdivision File
DW/MAS/Sunset Development add PUD
Weld County Referral
• February 2, 2007
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Willard&Linda Owens Case Number PZ-1120
Please Reply By • March 2, 2007 Planner Chris Gathman
Project A Change of Zone from A(Agricultural)to PUD for eight(8)residential lots with E(Estate)Zone uses
(with the exception that uses by right and accessory uses be restricted to the following: one(1)single
family dwelling per lot; accessory uses for garages, carports and parking areas;swimming pools,
tennis and similar recreational facilities;service buildings and facilities;and any other structure or use
clearly incidental and accessory to a use allowed by right;and that no animal units as defined in
Section 23-1-90 of the Weld County Code be allowed)and one(1)commercial lot for C-2(Business
Commercial)uses(with the exception that uses by right and accessory uses be restricted to theatres,
convention halls,private or public with a seating capacity of not over(1,000)(for a banquet facility)and
parking areas for customers or structures for use by employees and customers)along with 7.55 acres
of open space.
Legal Lot B of RE-3479; located in part E2NE4 of Section 23,T6N, R67W of the 6th P.M.,Weld County,
Colorado.
Location East of and adjacent to CR 23 and south of and adjacent to SH 392.
Parcel Number 0807 23 100057
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) April 3, 2007
7 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 ��"� �JJ L� Date �2.7—Z7
Agency /Ale—
• ,t _/A-2(r tt
4-Weld County Planning Dept. 4-918 10th Street, Greeley,CO.80631 4-(970)353-6100 ext.3540 4(970)304-6498 fax
Referral Notes for PZ-1120 - SUNSET PUD
1. Weld County Code Ord. 2003-6, Section 2-13-70-H limits east-west cul-de-sac
name to "Place."
2. I will wait to to preliminary addressing until interior roads are named. As above,
how the road is configured and identified will dictate the addressing.
SUNSET PUD Developer: Owens c/o Shoup
,Case # PZ-1120 (Change of Zone from Ag to PUD) Consulting
Planner: Chris Gathman
PT E2NE4 23-6-67
ZONED PUD/ESTATE/C-2
NOT IN FLOOD PLAIN (0605D)
IS IN STORM/UGB/IGA/MUD AREA
RIF AREA #1
NORTH WELD COUNTY WATER DISTRICT INDIVIDUAL SEPTIC SYSTEMS
XCEL ENERGY (HEAT & POWER) WINDSOR RE-4 SD
QWEST WINDSOR PO
WINDSOR-SEVERANCE FPD
8 RESIDENTIAL LOTS W/STANDARD ESTATE ZONE BULK REQUIREMENTS
2 LOT ZONED C-2 FOR BANQUET FACILITY & ASSOCIATED STRUCTURES & PARKING
7.55 ACRES OF OPEN SPACE
PRELIMINARY ADDRESSING
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
TRACT A
TRACT B
Lin Dodge, Building Technician
Building Department
918 10th Street
Greeley CO 80631
Phone: (970)353-6100, extension 3574
Fax: (970)304-6498
2/27/07
A
;#*4%
,lam Weld County Referral
111kMarch 22, 2007
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Willard &Linda Owens Case Number PZ-1120
Please Reply By April 4, 2007 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for nine(9) residential lots with E (Estate)
Zone uses(with the exception that uses by right and accessory uses be restricted to the
following: one (1)single family dwelling per lot; accessory uses for garages,carports and
parking areas; swimming pools,tennis and similar recreational facilities; service buildings
and facilities;and any other structure or use clearly incidental and accessory to a use
allowed by right; and that no animal units as defined in Section 23-1-90 of the Weld County
Code be allowed)along with 7.55 acres of open space for the property described below.
Legal Lot B of RE-3479; located in part E2NE4 of Section 23,T6N, R67W of the 6th P.M.,Weld
County, Colorado.
Location West of and adjacent to CR 23 and approximately 300 feet south of SH 392.
Parcel Number 0807 23 100057
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.
*PLEASE NOTE CHANGES TO THE PROJECT AND LOCATION AND RE-SUBMIT
THE REFERRAL BY APRIL 4, 2007*
Weld County Planning Commission Hearing (if applicable) April 17, 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 Ara-�,i2'i �.r✓./n 7:4C-X—, Date S1/4-3/Q7
Agency Ida ,/s,c//A7.r-4n� f
+Weld County Planning Dept. ❖918 10th Street, Greeley,CO.80631 ❖(970)353-6100 ext.3540 +(970)304-6498 fax
SUNSET PUD Developer: Owens c/o Shoup
__Case # PZ-1120 (Change of Zone from Ag to PUD) Consulting
Planner: Chris Gathman
PT E2NE4 23-6-67
ZONED PUD/ESTATE/C-2
NOT IN FLOOD PLAIN (0605D)
IS IN STORM/UGB/IGA/MUD AREA
RIF AREA #1
NORTH WELD COUNTY WATER DISTRICT INDIVIDUAL SEPTIC SYSTEMS
XCEL ENERGY (HEAT & POWER) WINDSOR RE-4 SD
QWEST WINDSOR PO
WINDSOR-SEVERANCE FPD
8 RESIDENTIAL LOTS W/STANDARD ESTATE ZONE BULK REQUIREMENTS
2 LOT ZONED C-2 FOR BANQUET FACILITY & ASSOCIATED STRUCTURES & PARKING
7.55 ACRES OF OPEN SPACE
PRELIMINARY ADDRESSING 3/23/07 (Lin)
---J Lot 1 10993 **
Lot 2 10993 **
Lot 3 10995 **
Lot 4 10999 **
Lot 5 10986 **
Lot 6 10983 **
Lot 7 10979 **
Lot 8 10975 **
Lot 9 10970 **
TRACT A
TRACT B
Lin Dodge, Building Technician
Building Department
918 10th Street
Greeley CO 80631
Phone: (970)353-6100, extension 3574
Fax: (970)304-6498
.teferral Notes for PZ-1120 - SUNSET PUD
1. Weld County Code Ord. 2003-6, Section 2-13-70-H limits east-west cul-de-sac
name to "Place."
2. I will wait to to preliminary addressing until interior roads are named. As above,
how the road is configured and identified will dictate the addressing.
OFFICE OF COMMUNITY DEVELOPMENT
�' - t Planning Division
1100 10th Street,Suite 202, Greeley, Colorado 80631 •(970)350-9780•Fax(970)350-9800
•www.greeleygov.com
City of
Greeley
April 5, 2007 Weld County Planning Department
GREELEY OFFICE
Chris Gathman APR 1 0 2007
Weld County Planning Department
918 10th Street
Greeley, RECEIVED
CO 80631 CO
Subject: PZ-1120
Dear Mr. Gathman,
Thank you for the opportunity to comment on this proposal. The City of Greeley has reviewed the
application, and wish to forward the following comments.
1. The property is located outside of Greeley's Long Range Expected Growth Area. It would be
unlikely that the subject property would ever be incorporated within the City of Greeley.
2. The current subdivision is limited to one point of access directly onto a state highway. The
southern portion of the property lies at the half mile mark between WCR 66 (Eastman Park Drive)
and State Highway 392. Another point of access connecting onto WCR 23 would seem the best
opportunity to plan for future transportation and emergency access issues.
The City of Greeley recommends against this scale of development outside of urban boundaries due
to the cost of extending services and maintaining adequate emergency response levels. If the
application is approved, dedicating the appropriate right-of-way will better serve this property and
the surrounding area.
If any questions should arise please feel free to contact me at (970) 350-9824
Sincerely,
Brando ossard
Planning Technician
SERVING OUR COMMUNITY • I T ' S A TRADITION
De promise!o preserve and Improve/Le yaal y o//z/c/r. 9reeky/Lrouy imel courteous and-cos!ehrecliue serowce.
♦
a
4......i lilit
Weld County Referral
Weld County Planning Department February 2, 2007
GREELEY OFFICE
Willie FEB 1 5 2007
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Willard& Linda Owens Case Number PZ-1120
I
Please Reply By March 2,2007 Planner Chris Gathman
I
Project A Change of Zone from A(Agricultural)to PUD for eight(8)residential lots with E(Estate)Zone uses
(with the exception that uses by right and accessory uses be restricted to the following: one(1)single
family dwelling per lot;accessory uses for garages,carports and parking areas;swimming pools,
tennis and similar recreational facilities;service buildings and facilities;and any other structure or use
clearly incidental and accessory to a use allowed by right;and that no animal units as defined in
Section 23-1-90 of the Weld County Code be allowed)and one(1)commercial lot for C-2(Business
Commercial)uses(with the exception that uses by right and accessory uses be restricted to theatres,
convention halls, private or public with a seating capacity of not over(1,000)(for a banquet facility)and
parking areas for customers or structures for use by employees and customers)along with 7.55 acres
of open space.
Legal Lot B of RE-3479; located in part E2NE4 of Section 23,T6N, R67W of the 6th P.M.,Weld County,
„.—. Colorado.
a
Location East of and adjacent to CR 23 and south of and adjacent to SH 392.
Parcel Number 0807 23 100057 1
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) April 3, 2007
J We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
..e—a---We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: katzs.
`1. I - I y
s
Signature Date 2_ t Z
Agency V\�� '� \i VAX L._ I-._C.
+Weld County Planning Dept. +918 10`"Street, Greeley, CO. 80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
... .,
Weld County Referral
111k.
March 22, 2007
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Willard& Linda Owens Case Number PZ-1120
Please Reply By April 4, 2007 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for nine(9)residential lots with E (Estate)
Zone uses (with the exception that uses by right and accessory uses be restricted to the
following:one (1)single family dwelling per lot;accessory uses for garages,carports and
parking areas; swimming pools,tennis and similar recreational facilities; service buildings
and facilities; and any other structure or use clearly incidental and accessory to a use
allowed by right; and that no animal units as defined in Section 23-1-90 of the Weld County
Code be allowed)along with 7.55 acres of open space for the property described below.
Legal Lot B of RE-3479; located in part E2NE4 of Section 23, T6N, R67W of the 6th P.M.,Weld
County, Colorado.
Location West of and adjacent to CR 23 and approximately 300 feet south of SH 392.
Parcel Number 0807 23 100057
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 maybe 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.
*PLEASE NOTE CHANGES TO THE PROJECT AND LOCATION AND RE-SUBMIT
THE REFERRAL BY APRIL 4, 2007*
Weld County Planning Commission Hearing (if applicable) April 17, 2007
.�❑/, We have reviewed the request and find that it does/does not comply.with our Comprehensive Plan
A�We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
( I .4
Comments: (c),,Le‘ - I cm„. -may)'ts :
111 ff1c_j
V\SSSS C 1- lzt `� ` �� -, t��lck-
( I
Signature i i Date 3d 07
Agency `ADS i
❖Weld County Planning Dept. •'x918 10'"Street, Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
02/07/2007 17: 48 9706858088 WELDCNTYRE4 PAGE 01/81
III(lirsHiliSr'
Weld County Referral
February 2, 2007
COLORADOREM
2007
The Weld County Department of Planning Services has received the following Item for review;
Applicant Willard& Linda Owens
Case Number P2.1120
Please Reply By March 2,2007
Planner Chris Gathman
Project A Change of Zone from A(Agricultural)to P u
(with the exception that uses by right and accessory uses berestricted lril lots to the following:with E tone(1)single
family dwelling per lot;accessory uses for garages, carports and parking areas;swimming pools.
tennis and similar recreational facilities;service buildings and facilities;and any other structure or use
clearly Incidental and accessory to a use allowed by right;and that no animal units as defined in
Section 23-1-90 of the Weld County Code be allowed)and one(1)commercial lot for C-2(Business
convention halls s pd wi at e or public with a seating h the
by
capaC ty of not over(1,000)(for a banquet to theatres,an
parking areas for customers or structures for use by employees and customers)along with 7.55 facility)7.55 acres d !
of open space.
•
Legal Lot B of RE-3479; located in part E2NE4 of Section 23,T6N,R67W of the 6th P.M., Weld County,
Colorado.
Location
East of and adjacent to CR 23 and south of and adjacent to SH 392.
Parce/Number 0807 23 100057
. ......... . ....
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. ff you desire to examine or obtain this
additional information,please call the Department of Planning Services.
Weld County Planning Commission Hearing(If applicable)
April 3,2007
We have reviewed the request and find that II does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our Interests,
O See attached letter
co e tC Cel'YU7LE. O ^J, •
fi`
Signature •
' ' f Lk, /� - y/Date �—
i ^—1
Agency [• &a) TettSJt
•
:•Weld County Planning Dept, 4-918 10'"Street, Greeley, CO. 80631 ^(970)353.6100 ext.3540 •?(970)304.6498 fax
MSN Hotmail - Page 1 of 1
mSIL Le HotmaiI
fourshoups@msn.com Printed: Wednesday, February 14, 2007 2:30 PM
Mhh,,ttnranflnUsa131t41 fla
From : Stephanie Watson <SWatson@windsor.k12.co.us>
Sent: Wednesday, February 7, 2007 2:13 PM
To: <fourshoups@msn.com>
Subject: Bus Turn Around
Attachment : image001.jpg (< 0.01 MB), image002.gif(< 0.01 MB)
v.nc,,,,m,,,,,,n.: :A:,:,m::, ,,:m n,,.o,,,,; F:,,:,: 1d.a««. mv:,F:o,.,�.�,..n
David,
Our transportation director and myself drove out to review the area and your request to use the bus
turn-around of the adjacent Willow Springs subdivision. Upon our review, we have determined
that we are okay with this request. The road has no outlet and will only be used by residents of the
two areas, which will be minimal traffic. Please let me know if you have additional questions.
Stephanie
Stephanie R. Watson
Assistant Superintendent
Windsor School District
http://by l l 9fd.bay 119.hotmail.msn.com/cgi-bin/getmsg?curmbox=00000000%2d0000%2... 2/14/2007
03/27/2007 21: 20 9706868088 WELDCNTYRE4
•
.-� i•-.. PAGE 01/01
rThfil 4t:I6
Weld County Referral
hiDe
March 22, 2007
RECD MAR 2 7 2007
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Willard& Linda Owens Case Number PZ-1120
Please Reply By April 4, 2007 Planner. Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for nine(9)residential lots with E (Estate)
Zone uses(with the exception that uses by right and accessory uses be restricted to the
following:one (1)single family dwelling per lot; accessory uses for garages, carports and
parking areas;swimming pools, tennis and similar recreational facilities; service buildings
and facilities; and any other structure or use clearly incidental and accessory to a use
allowed by right; and that no animal units as defined in Section 23-1-90 of the Weld County
Code be allowed)along with 7.55 acres of open space for the property described below.
Legal Lot S of RE-3479;located in part E2NE4 of Section 23,T6N, R67W of the 8th P.M.,Weld
County, Colorado.
Location West of and adjacent to CR 23 and approximately 300 feet south of SH 392.
Parcel Number 0807 23 100057
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 maybe deemed.to be a
positive response to the Department of Planning Services. If you,have anyfurtherquestlons•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.
*PLEASE NOTE CHANGES TO THE PROJECT AND LOCATION AND RE-SUBMIT
THE REFERRAL BY APRIL 4, 2007*
Weld County Planning Commission Hearing (if applicable) April 17,2007
❑ We have reviewed the request and find that it does/doesnot comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
❑ See attached letter
Co fs:
�r ► .strids. k We-- �4 / i r - -
foci Ltd a o id.
Signature _ I �A �l •
: • / Date j 8.(�
Agency c�
Ao.,_,a �,,..,_�.,,.. ,..n•0 4nt m....,. n_...,.dc , rfr rx%Ag4,e•folm I51-RIan o t aun 41/0701 Ind-FACIAfar
THE NEW CACHE LA POUDRE IRRIGATING COMPANY
THE CACHE LA POUDRE RESERVOIR COMPANY
-- (970)352-0222
Feb 2007
Weld County Planning Department
GREELEY OFFICE
Chris Gathman FEB 1 5 2007
Weld County Planning RECEIVED
918 10th`� Street
Greeley, Co 80631
RE: Willard and Linda Owens
Sunset PUD
Case: PZ-1120
Chris:
The canal for The New Cache La Poudre Irrigating Company, commonly known as
Greeley#2 Canal, passes along the entire north and west boundary of the property. The
right-of-way in this area would typically be a total of 150 feet in width being 75 each side
of the center of the canal. The right-of-way should be clearly labeled as an exclusive
right-of-way for The New Cache La Poudre Irrigating Company. A note should be placed
on the map stating that any activity within the right-of-way must have written approval
from The New Cache La Poudre Irrigating Company.
The applicants should be complemented on the mapping furnished. The map shows the
physical relationship of the canal to the property. The canal width is clearly labeled. As
mentioned in the opening paragraph, a note should be placed on the plans stating that any
activity within the right-of-way must have the written permission of The New Cache La
Poudre Irrigating Company.
Be advised that this property lies directly under a large canal and could exhibit a high
water table and other special issues associated with living in close proximity to a canal.
There are problems in the area associated with an existing high water table.
Sincerely,
kerk
n
Don Magnin/ k
Superintendent
Cc: Owens
Shoup
33040 Railroad Avenue • P.O. Box 104 • Lucerne, Colorado 80646
WINDSOR
,)�., Town of Windsor
- :301 Marna Slwig • LVindso+: Colorado 80550 • 970-686-7170 •Fax: 970-686-7180 • tririi .trit«isur_gor.r(nu
COLO
Weld County Planning Department
GREELEY OFFICE
MAR 0 5 2007
March 2, 2007 RECEIVED
Chris Gathman, Weld County Planner
Weld County Dept. of Planning Services
918 - 10th Street
Greeley, Colorado 80631
Subject: Planned Unit Development Change of Zone (PZ-1120)—Sunset Development
Dear Mr. Gathman:
The Town of Windsor Planning Commission reviewed this referral at its regular meeting of
March 1, 2007. The subject property is located within the Town's Growth Management Area
(GMA) and is delineated as General and Neighborhood Commercial and Light Industrial on
the Town's Land Use Plan map, as well as being located within the East Side Industrial
Subarea Plan (ESISP). The subject property is also located within the Cooperative Planning
Area as depicted in the Town's Intergovernmental Agreement (IGA) with the Town of
Severance, which anticipates commercial and industrial development of the property. The
proposed residential lots are inconsistent with these plans.
Although the adjacent Willow Springs Estates Subdivision is not located within the Town of
Windsor, several residents of that subdivision have voiced concerns to the Town regarding
the existing and planned industrial uses in close proximity to the subject property
(approximately one mile to the south). Weld County and the Town of Windsor have been
cooperating with one another to promote the growth and development of commercial and
industrial uses in this area and the addition of new residential lots in close proximity to this
area would be contrary to the shared goals of the County and the Town.
Section 16-14-50 of the Town of Windsor Municipal Code (Code) states, "Where individual
disposal systems have been approved and authorized by the Town, all lots within any
subdivision containing individual sewage disposal systems shall contain a minimum lot size
of two and one-half (2'/2) acres." Several of the lots which are proposed to utilize septic
systems are less than the Town's required minimum lot size.
Currently, the intersection of Weld County Road (WCR) 23 north of SH 392 does not align
with WCR 23 to the south, which is offset approximately '/a mile to the west of the subject
property. If this extension of WCR 23 south of SH 392 at this location were to eventually
extend south and west to re-align with WCR 23, it may be possible to eliminate the more
dangerous offset intersection '/4 mile to west.
According to the submitted materials, the applicant is proposing to construct a 1,900-foot
section of WCR 23 as a closed-end street. Such an arterial road should typically be required
to be constructed to the southernmost property line so that the adjacent property owner could
eventually extend the road in the future without having to make off-site improvements. In
that case, the proposed closed-end street would be approximately 2,600 feet, not including the
additional length of cul-de-sacs proposed off WCR 23. These distances greatly exceed the
Town's maximum allowable closed-end street length of six hundred (600) feet as allowed by
Section 17-10-20(b)(1) of the Code.
The Parks and Recreation Department would like to point out that the Town has an existing
agreement with the New Cache La Poudre Irrigating Company which allows Town to utilize
the Greeley No. 2 irrigation canal as a public trail easement for connection to the Town's trail
system in the area, as well as the Poudre Trail to the south of the property. Therefore, the trail
will eventually follow the ditch on the western boundary of the subject property.
The Town and County should make every attempt to avoid future enclaves of unincorporated
county within the corporate limits of the Town. Such enclaves lead to confusion over
jurisdictional authority, potential maintenance problems should streets ever be publicly
maintained and other general inefficiencies. Therefore, since the subject property is located
within the Town's GMA boundary and the Cooperative Planning Area as depicted in the
Town's IGA with the Town of Severance, if the applicant is able to demonstrate the required
contiguity, the applicant should submit a petition and application for annexation of the subject
property to the Town of Windsor. At a minimum, the applicant should execute an agreement
requiring future annexation to the Town.
Based upon the aforementioned information, the Planning Commission recommends denial of
the PUD Change of Zone application, further recommending that the applicant pursue
annexation to the Town of Windsor in accordance with the land use depictions included in the
Comprehensive Plan and the Severance IGA.
Thank you for the opportunity to review this proposal.
Sincerely,
Sc
o Bal s �tadt, AICP
Senior Planner
enclosure: September 20, 2006 letter responding to applicant
pc: Gale Schick, Chairman, Windsor Planning Commission
Kelly Arnold, Interim Town Manager
Joseph Plummer, AICP, Director of Planning
Willard and Linda Owens, property owners
David Shoup, owner's representative
Amelia Tuttle, Town Planner
Town of Severance
`WINDSOR
rser,ta:a, Town of Windsor
301 Wahiut Stree( Co[oradc t C 750 - 970-C86 i :6 6 Fa c- 5 - 180 6 .emuzu,wuids_o o .;
COLO
September 20, 2006
Mr. Willard Owens
3525 Diane Place
Greeley, Colorado 80634
Subject: Weld County referral PK-1120 Sunset development proposal
Dear Mr. Owens:
Thank you for your letter to the Windsor Planning Commission dated September 7, 2006
which has been forwarded to the members for their information. Since some of the
statements contained in the letter are somewhat misleading, the following information is
being conveyed in order to clarify some of these statements for your benefit.
With regard to water, sewer and Weld County Road 23, your letter states that "Windsor
has done no planning or engineering to date and no planning or engineering is scheduled
for this area". Actually, the Town does have plans to serve the adopted Growth
Management Area (GMA), including the subject property, with such infrastructure.
For example, the enclosed East Side Sanitary Interceptor plan map has been adopted and
the Town has extended sanitary sewer from the sewage treatment plant north of SH 392,
where the line crosses the Winter Farm Subdivision and is planned to cross the
Greenspire Subdivision north of Windsor Lake. It is this type of master planning,
engineering and construction of major trunk line infrastructure that the Town typically
undertakes. Generally speaking, from that point it is the responsibility of the property
owner or developer to prepare specific water, sewer and road plans to extend
infrastructure to serve any proposal for private development.
With regard to contiguity, while the subject property is not immediately adjacent to the
Town's corporate limits, it is located within the Town's GMA and is in relatively close
proximity to the Eastbrook Subdivision less than a mile to the west and the industrial
properties less than a mile to the south. Series annexations have been used by other
applicants in the past to demonstrate such contiguity and please remember that it is the
responsibility of the applicant to retain a surveying company to prepare the required
annexation drawings in order to demonstrate contiguity.
Hopefully this information helps to clarify any confusion that may exist. If you have any
remaining questions, please contact the Planning or Engineering Departments with any
respective questions.
Sincerely,
f I
a e Schick, Chairman
ing Commission
pc: Town of Windsor Planning Commission
Rod Wensing, Town Manager
Dennis Wagner, Director of Engineering
Planning Department staff
Dave Shoup, representative for Mr. Owens
Monica Daniels-Mika, Director
Weld County Department of Planning Services
Brad Mueller, Planner
Weld County Department of Planning Services
WILLARD G. OWENS
3525 DIANE PLACE
Greeley CO 80634 j E W C
970-353-2266 'Di
SEP 1 2 2006 E--/
TO: Windsor Planning Commission Members FROM:
Willard G. Owens
SUBJECT: Weld County Sunset Development Proposal
September 7, 2006
Commissioners,
We appeared before the Windsor Planning Commission at its regular meeting on
July 6, 2006. The agenda item was a Weld County referral for the development of a
County subdivision. You voted unanimously to recommend denial to Weld County
stating that the parcel and subdivision should be annexed to the Town of Windsor. Your
subsequent direction to us was to meet with Windsor Staff and resolve the annexation
issue. We met with Scott Ballstadt and Dennis Wagner on July 13, 2006. Topics
discussed were proposed waterline location and timing, sewer line location and timing,
contiguity to the Town, and WCR 23 alignment location and timing.
RESULTS/FINDINGS
1. No contiguity exists to allow annexation
2. Water Line
Windsor has done no planning or engineering to
date and no planning or engineering is scheduled for
this area
3. Sewer Line
Windsor has done no planning or engineering to
date and no planning or engineering is scheduled for
this area
4. Weld County Road 23
Windsor has done no planning or engineering to
date and no planning or engineering is scheduled for
this area
We don't understand how we are expected to annex to the community if there is
absolutely no contiguity to the Town and no planning or engineering for services and
transportation are in place. We feel these items need to be brought to your attention. We
didn't know if you knew the lack of planning and engineering in your Growth
Management Areas existed. We feel that we have no choice but to proceed with Weld
County and we would appreciate Windsor's support.
Respectfully,
/l _ L
Willard G. Owens
Hello