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Home My WebLink About20071347.tiff CHANGE OF ZONE (COZ) APPLICATION FOR PLANNING DEPARTMENT USE DATE RECEIVED: RECEIPT/AMOUNT# /$ CASE #ASSIGNED: APPLICATION RECEIVED BY _ PLANNER ASSIGNED: Parcel Number 0S0 7 - 2 3 - / - 0O - O5 (12 digit number-found on Tax I.D.information,obtainable at the Weld County Assessor's Office,or www.co.weld.co.us). (Include all lots being included in the application area.If additional space is required,attach an addtional sheet) LOT- B gE- 3g19 CZ,yrla) Legal Description PT&ZNE'l23-t, -L7 , Section 23, Township° ' North, Range 7West PropertyAddress(If Applicable) Existing Zone District :AG Proposed Zone District: Pew Total Acreage:32.56 Proposed#/Lots 9 Average Lot Size:245a. Mininum Lot Size: 2.Gl7a, Proposed Subdivision Name:SUNSET QCVELOPMENT t1 o FEE OW NER(S) OF THE PROPERTY(If additional space is required,attach an addtionaf sheet) Name: WILLARD G. .4- LINDA ©WENS Work Phone# I-343-7246 Home Phone#V70-353-2266 Email Address AI/4 Address: 35A 5 0 i ANE PLacC City/State/Zip Code Clete-cif?", Co ?o634 APPLICANT OR AUTHORED AGENT(See Below:Authorization must accompany applications sgned by Authorized Agent) Name: DA 1 D L, Sk1OU P CONSt/LT/Nl Work Phone#970-23/-41757 Home Phone#719-yg8-/SOS/ Email Address z//A'SNOUPSE/r/5N.CO/t'1 Address: /O40 /Y1/LANo poky; #1/23 City/State/Zip Code Cor-oRADo SPR/N6S CO ?O572/ UTILITIES: Water: Non( Wax LAJATte Di57-RiCT Sewer: .2:N/)/O&M SEPTIC 5YS're ,S C'EN6//t/ECREO) Gas: XCL(_ ENER6y Electric: IICCL Fiv'eg4y Phone: Qt.UE5T DISTRICTS: School: 1nl/NOgog ee-q Fire: W/A/OSok-5E Je,CANCE FIFE norEcnonf Post: Vim'/vV0S0/Z I(We),the and ersigned,hereby request hearings before th e W eld County Planning Commission and the Weld County Board of County Commissioners concerning the proposed Change of Zone for the following described unincorporated area of Weld County,Colorado: I(We)hereby depose and state under penalties of perjury that al statements,proposals,and/or plans submitted with or contained within the application are true and correct b the best of my(our)knowledge. Signatures of all fee owners of property must sign this application. If an Authorized Agent signs, a letter of authorization from all fee owners must be included with the appication. If a corporation is the fee owner, notarized evidence must be included indicating the signatory has the legal authority to sign for the corporation. //1/7//' ,7-V- ilo '426 Signature:Owner or Authorized Agent to ignat re: Owner or Authorized Agent Date EXHIBIT 2007-1347 Sunset Development PUD Sketch Plan Submittal June 5,2006 Updated for Change of Zone submittal 12/10/06 Revised Jan. 20, 2007 Revised 3/17/07 A. Sketch Plan/Change of Zone Development Questionnaire. 1. General concept of the development. The general concept for this 32.56-acre parcel is to be a PUD containing nine (9)residential lots and 3 open space tracts. This plan is allowed under the current Weld County code for rural subdivisions. The architectural style of all housing will be compatible with the adjacent Willow Springs Estates subdivision. Architectural guidelines and covenant restrictions are currently being developed. la. Specific Land Use Districts within the PUD The proposed Sunset Development PUD will contain 1 specific land use district within the PUD designation. A. Land Use#1 PUD—Residential Land Use District The proposed residential development consists of nine (9) lots. The residences will be custom homes and are intended to be of similar construction and style of the adjacent Willow Springs Estates subdivision. The proposed lots fall under the PUD (Planned Unit Development)District of the Weld County Code (Section 23-3-510). Several structure types and other uses are permitted under this section of code. We request a restriction to these uses by right allowing only the following: • One (1) SINGLE FAMILY DWELLING per legal lot. • Accessory uses for garages, carports and parking areas. • Swimming pools, tennis courts and similar recreational facilities. • Service buildings and facilities. • Any other structure or use clearly incidental and accessory to a use allowed by right. We further request no animal units be allowed. (see Exhibit A, attached Land Use District Exhibit map) 1 2. Approximate size and type of common open space, parks, recreation areas, and school sites. This is a rural, large lot subdivision planned for nine (9) residential lots. Open space is provided by two ponds and associated landscaped greenbelt areas encompassing approximately 7.55 acres in tracts A, B, and C. (See tracts and land use table on the enclosed change of zone plat map). 3. Approximate number and type of residential units, type of business, buildings, open storage areas. The parcel is planned for nine (9) residential lots. The residential lots will have custom built homes. Four to five floor plans will be provided to ensure the architectural integrity and diversity of the area. The buildings will be covenant controlled and conform to the architectural style of the adjacent and proposed neighborhoods. No commercial uses are planned. No industrial uses or open storage areas are planned. 4. Estimated number of employees for business uses. N/A 5. Public water source. North Weld Water District will provide public water for the subdivision. 6. Type of sewer system. The site will be served by individual engineered septic systems on each lot. 7. Vehicular circulation system of local, collector, and arterial streets. See attached road/street design details noted on the sketch plan map. 8. Storm water drainage statement. An updated Storm water drainage report is included with this submittal. 9. Soils classification and description. A soils report is included with this submittal. 10. Unique natural features. No unique features exist within the PUD. However, the Greeley #2 Ditch is adjacent to the parcel on the entire north property boundary and two-thirds of the west property boundary. 11. Commercial mineral deposits and oil& gas located on the PUD. No commercial mineral deposits or oil and gas facilities are located within the proposed PUD. 12. Floodplain, geological hazard, overlay zones and districts. No floodplain, geological hazards, or overlay zones/districts exist within the proposed PUD boundary. 2 13. Landscaping Plan. A detailed landscaping plan will be submitted at final platting which will follow and incorporate current Weld County standards. Landscaping and buffering is planned to provide visual/aesthetic quality not only within the site, but also on adjacent roadways. Per Weld County Code Section 27-6-30, the development guide consists of eight(8) major components of the PUD development. Following are responses to sections 27-6-40 through 27-6-110 of the Weld County Code. 14. Site Impacts. Component One - Environmental Impacts, Sec. 27-6-40 1. Noise and vibration Noise and vibration concerns are expected to be minimal and have no impact. 2. Smoke, dust, and odors Smoke, dust, and odors are perceived to be non-existent. 3. Heat, light, and glare Light fixtures will be shielded and directed downward. Heat and glare concerns are non-existent. 4. Visual/aesthetics impacts All structures in the PUD will be covenant controlled to ensure consistency within the subdivision. Architectural style will be governed by design guidelines in the covenants producing compatibility with the existing Willow Springs subdivision. Landscaping and buffering is planned to provide additional visual/aesthetic quality not only within the site, but also on adjacent roadways. 5. Electrical interference No electrical interference will occur due to this development. 6. Water pollution No adverse effects on water quality are anticipated from this development. 7. Wastewater disposal Wastewater will be handled through individual engineered septic systems on each lot. 3 8. Wetland removal No wetlands exist on the proposed project site. 9. Erosion and sedimentation A soils report and drainage report are included with this submittal. 10. Excavating, filling and grading Excavation for lots, grading plans, and filling will be accomplished according to Weld County requirements. Appropriate permits and plans will be applied for and filed with Weld County. 11. Drilling, ditching and dredging Not applicable. 12. Air pollution No adverse effects on air quality are anticipated from this development. 13. Solid waste Solid waste will be removed through all phases of development by appropriate licensed trash haulers/waste removal companies. 14. Wildlife removal No endangered species are known to inhabit the property. If during site-specific development any endangered species are discovered, they will be preserved or mitigated appropriately. It is believed no other wildlife habitats exist on the property. 15. Natural vegetation removal This acreage was used as farm ground for many years. No natural vegetation will be removed or disturbed. 16. Radiation/radioactive material No known radiation or radioactive material exists on the property. 17. Drinking water source North Weld Water District will supply drinking water. 18. Traffic impacts A traffic impact study is included with this submittal. 4 Component Two — Service Provision Impacts, Sec. 27-6-50 1. Schools The subject property is located within the Weld County RE-4 School District and will have minimal impact. A total of nine (9) residential lots are proposed. 2. Law Enforcement The subject property will be served by the Weld County Sheriff's Office. Impact is expected to be minimal. 3. Fire Protection The Windsor-Severance Fire Department provides fire protection services for the proposed subdivision. We have been in contact with personnel from the district to acquire the needed regulations and needed fire flow requirements. Required fire protection systems are noted on the change of zone plat map. 4. Ambulance The proposed subdivision is to be served by Weld County Paramedic Services. Impact is expected to be minimal. 5. Transportation The description of the functional classification width and structural capacity of the street and highway facilities are shown on the change of zone plat map. Improvements to the access and street design will be constructed to the current Weld County Code (sections 22-3-60 through 22-3-190). A separate improvement agreement guaranteeing installation of improvements is not included. 6. Traffic Impact Analysis The traffic impact analysis is included with this submittal. 7. Storm Drainage Storm drainage reports and drawings are included with this submittal. S. Utility Provisions "Will provide service" letters were submitted with the sketch plan submittal. 9. Water Provisions North Weld Water District is the service provider for the subdivision. 5 10. Sewer Disposal Provisions The subdivision will be served with individual, engineered septic systems. 11. Structural Road Improvement Plan Adjacent roadways are designed to meet Weld County standards. (See Change of Zone Plat Map). Right of ways and easements are in place for the new road designed to access off Stagecoach Road. Component Three— Landscaping Elements, Sec. 27-6-60 a. A landscape plan will be submitted at final platting. The plan will comply with Section 27-9-30 of the Weld County Code. b. 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 plantings in the common areas per Weld County regulations/guidelines. c. Management and Maintenance of the common landscaped areas will be accomplished through a covenant controlled Home Owners Association. d. The irrigation of the common landscape elements will be by a non-potable watering system. More than adequate water supply has been established by the purchase of ditch water shares by the developer. Two diversion structures exist for conveyance and use of this water—one at Head gate#10 and one at Head gate #13. Management and maintenance of the non-potable system will be controlled through the Home Owners Association. Component Four— Site Design, Sec. 27-6-70 a. The site is bounded on the north and west by the Greeley #2 Ditch. This is the only unique feature on the site. b. The proposed PUD zoning is consistent with Weld County goals and policies. c. No conflicts exist within the PUD zoning District. All uses are allowed by code. d. The propose land use is consistent with surrounding properties. Willow Springs Estates Subdivision, a large estate lot project, is adjacent to this site. It is anticipated this project will have similar architectural elements and blend in with existing residences is the area. 6 e. The proposed change of zone is not located within Flood Hazard, Geologic Hazard, or Airport Overlay Districts. Component Five— Common Open Space, Sec. 27-6-80 a. Common open space restrictions will be permanent. b. The homeowners' association will be established prior to the sale of any residences. c. Membership in the HOA is mandatory. d. The HOA is responsible for liability insurance, taxes and maintenance of common open space. e. The organization will have the authority to levy assessments for operating and maintaining common facilities. f. The open space requirement of 15%has been met. (See attached sketch plan map for details and land use table.) Component Six — Signage, Sec. 27-6-90 a. All proposed signage will conform to accepted and regulated practices established by Weld County. b. Signage design will be submitted for approval at time of Final Plat. The appropriate sign permits will be applied for upon approval. c. Appropriate signage and traffic control will be provided during the construction phase in accordance with Weld County requirements. Component Seven — MUD Impact, Sec. 27-6-100 No MUD impact exists. Component Eight—IGA Impacts, Sec 27-6-110 To our knowledge, no intergovernmental impacts exist which would interfere, impede, or preclude this project from being approved through the Weld County process. We have had discussions with The Town of Windsor regarding this project with no significant comments or concerns. 7 Thank you for your consideration of the proposed Sunset Development PUD Change of Zone. We feel this will be an attractive addition to Weld County and look forward to working with you to bring this project to completion. Please forward questions and staff comment reports to: Dave Shoup 1060 Milano Point#1123 Colorado Springs, CO 80921 e-mail address. FOURSHOUPS@MSN.COM Home Phone (719) 488-1504 Cell Phone (970) 231-4757 Respectfully, 4tte 7-26-0-2 (Date) David L. Shoup Manager, Dave Shoup Consulting 8 Weld Counly,Colorado -Mozilla 1 trefoa _ f1 X', c EM t& Y.w fio @odan: s lode yep 401 - Jw' ' dI 7), [0 heap 11;;anraws2 metrkitcoNsobstetweldfraver.ronnt -war 20Counmzcuacdorado Vi 0 m a LJ runanaeLrls L Free Hotmll Lj Wadowe Mathavh. LJ Mt.Md. LJ Windom Go . _ - v], 4b IC 1 seem-t4 '3 ass-;s MAW*Lai =o,r.-- .-, r rri®COW..ir WELDCOUNTY I eyoIS Mi.n13525 DIANE PL _ - - GREELFY J4 aoa si CO rip Cadm80631 lar£4 a] y U'0 ([.�� .. . fall F i ax Sweatt I Sawn R252630 a _ (�1.r -.. — ��15 7We: S0.0. fp '<' � Lave 82.89' i. az Team 200 I LS 1... •.d.ew..Ma2005.E** tla e.w n2006.7.. MMM/e/MYMYJO IM.MaYE' ' '01 I i .. err a rAtt [ `'7 TreasurerE office 1.r ,15 CI IWnufew ' �-,..r «. GJ_ I ' WI g 'OK g:C3 @OO©DDciDODaCIButt(i '`� �inli MERRICK Nine Start h ® - I' .m: Page 1 of 1 Chris Gathman From: DAVE PAM SHOUP [fourshoups@msn.com] Sent: Thursday, March 15, 2007 1:58 PM To: Chris Gathman Cc: Dave Shoup Subject: Sunset development pud Chris, RE: Case # PZ-1120 On behalf on my clients, Will and Linda Owens, I request a change to our Change Of Zone application currently scheduled for a Weld County Planning Commission hearing on April 3,2007. Our request is to change the application from eight (8 residential lots and one (1) commercial lot to nine (9) residential lots and zero (0) commercial lots. Please let me know what we need to do in order to keep this action moving through the process. Also, please acknowledge receipt of this e-mail. Thanks for you help and consideration! Dave Shoup e-mail: fourshoups@msn.com phone: (970) 231-4757 03/20/2007 September 12, 2006 (original letter) Revised and updated December 12, 2006 Brad Mueller Assistant Director Department of Planning Services, Weld County Colorado 918 10`h Street Greeley, CO 80631 Subject: PK-1120, Willard & Linda Owens— Response letter for staff and referral agency comments for the PUD Sketch Plan Review for "Sunset Development PUD". Dear Mr. Mueller, We received your letter and referral agency comments on Sept. 1, 2006. As per your direction, we are answering the referral agency comments through this letter, and will incorporate these responses into the Change of Zone Application package. RESPONSES TO REFERRAL AGENCY COMMENTS Weld County Sheriffs Office Comment: 1. Builders and developers are requested to designate an area by the entrance of the subdivision in which to place a shelter for school children awaiting the school bus. The area should also include a pull off for the school bus which enables it to safely load and unload children out of the roadway. Response: 1. Currently, an area exists for school bus drop off/pick up just east off Stagecoach Road. This area services the existing Willow Springs Subdivision. This area is in close proximity to our proposed Subdivision. A total of three (3) students are bused to and from this location currently. We believe the proposed Sunset Development will have a very low impact on current conditions. Comment: 2. Either mail distribution within the subdivision or a central drop off location within the subdivision should be developed so that the residents do not have to cross a county road to obtain their mail. Response: 2. Two mail box locations are proposed on the Change of Zone Map. Both are located on internal roads and do not require access by crossing a County Road. 1 Weld County Sheriffs Office (continued) Comment: 3. A permanent sign should be placed at the entrance to the subdivision detailing the name of the subdivision, address, and a graphical presentation of the roadways within the subdivision. There should be a plan developed to maintain this sign. • Response: 3. All subdivision signage will comply with current Weld County Code Requirements. Comment 4. If the roadways within the subdivision are not maintained or adopted by the county, individuals purchasing property in the subdivision should be notified that the Sheriff's Office will have limited traffic enforcement powers. Response: 4. The roads will be maintained by Weld County. Comment: 5. A plan should be developed to maintain roadways within the subdivision especially during inclement weather conditions for emergency vehicles. Response: 5. The roads will be maintained by Weld County. Comment: 6. The Sheriffs Office is very supportive of homeowner funded homeowners' associations. These associations provide a contact for the Sheriff's Office and a means of maintaining common areas. Response: 6. A homeowners association will be established for this subdivision. Comment: 7. If there are oil or gas production facilities within this subdivision, they need to be fenced off in order to mitigate the potential for tampering. Response 7. No oil or gas production facilities exist within this subdivision. Comment: 8. The names of all streets within the subdivision should be presented to the Sheriff's Office for approval... This will eliminate duplication of street names within the county. 2 Weld County Sheriffs Office (continued) Response: 8. Street names will be submitted to the Sheriffs Office for approval. Comment: 9. The Sheriffs Office encourages Law Enforcement Authorities to Provide additional funding for law enforcement requirements in the future. Response: 9. So noted. WELD COUNTY DEPARTMENT OF PUBLIC WORKS Traffic Study: Comment: 1. The traffic study submitted by Gene Coppola has been accepted for the Sketch Plan Phase. Response: 1. So noted. Comment: 2. Weld County Staff agrees with the conclusion that no turn lanes are required in conjunction with this development. Response: 2. So noted. Comment: 3. A revision of the traffic impact study will be required at the time of zone change application that includes traffic from the commercial lot and the size of the building. Response: I The updated traffic study is submitted with this application. (Exhibit 1). Comment: 4. The traffic Impact Study will be submitted to Weld County's Traffic consulting engineer at the time of zone change application and to the Colorado Department of Transportation for detailed review. If turn lanes are called for, the developer will be required to enter into an off-site improvements agreement to provide a proportionate share of the cost to construct turn lanes. 3 Weld County Public Works (continued) Response: 4. A traffic study has been submitted to CDOT (Gloria Hice- Idler). A traffic study for the Weld County Traffic Engineer is included with this submittal. Weld County staff concluded that no turn lanes are required in conjunction with this development. External Roadways Comment: 1. WCR 23 is classified as a collector road. The collector minimum right-of-way of 40' shall be dedicated on this plat. For this development, 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. Response: 1. Right-of-way of 40' is shown on the plat. The proposed access road for this subdivision will be extended south and constructed to meet current Weld County standards. However, County records indicate that WCR 23 is located west of this project; there is no contiguity between this project and WCR 23. This project will access from Stagecoach Road. Internal Roads Comment: 1. Paving internal roads is required in a PUD. The roads shall be designed and constructed to Weld County standards and upon acceptance by the Public Works Department will be maintained by Weld County. Response: 1. The internal roads will be paved and constructed to current Weld County standards. A typical road cross section is shown on the Change of Zone Map. Comment: 2. The northern road is within 150' of Stagecoach Road. It should be located directly across from Stagecoach Road or be moved south to provide better separation. Weld County's Roadway Classification Plan calls for separation of 500' for a Collector roadway. Response: 2. The northern road has been moved to meet the 500' separation requirement. • 4 Weld County Public Works (continued) Comment: 3. Public Works does not agree with the configuration of the proposed bus pull-out and turn around. Constructing a pull-out with this geometry abutting a collector road will create a traffic hazard. Two separate mail boxes with pull outs should be placed on each internal road. A bus-pull out facility should be coordinated with the school district and the Willow Springs Estates Homeowner's Association. Response: 4. The proposed bus pull-out and turn around have been removed. Two separate mail boxes have been located on internal roads. Comment: • 4. Direct access from WCR 23 to lot 4R, or any other lots will not be allowed. Response: 4. The two internal roads have been reconfigured to provide • access for all lots. No access from WCR 23 exists. Drainage Report .^ Comment: 1. A Sketch Plan Drainage Report submitted by QED Associates has been submitted and accepted. Response: 1. So noted. Comment: 2. The report calls for a detention pond that will discharge across the WCR 23 right-of-way into the Willow Springs Estates Lot A open space that contains a wetland. This is the historic drainage pattern but overland flow will be changed to point discharge; therefore, approval from the Willow Springs Homeowner's Association will be required at the change of zone phase. Discharge structures from the detention pond should be designed and constructed taking into consideration if the extension of WCR 23. Response: 2. A copy of the drainage report has been given to the Willow . Springs Estates Homeowner's Association for review and comment. All discharge structures will be designed and constructed taking into consideration the proposed road extension (see attached letter, Exhibit 2). 5 Weld County Public Works (continued) Comment: 3. The report identifies off-site drainage basins to the northwest that discharge across the property when not intercepted by the Greeley No. Canal. The final design must not assume the Greeley No. 2 Canal diverts storm runoff. Response: 3. We have met with the Greeley No. 2 (New Cache La Poudre Irrigating Company) for review and comment. Included in this submittal is a letter from QED Associates summarizing the meeting (Exhibit 3). Comment: 4. The Greeley No. 2 Canal lies approximately 8' above the site and any breach or failure of the ditch bank during a major storm will result in flooding of the proposed development. An analysis of the 100 year storm and how it affects the stability and flow in the canal will be required at the time of zone change. Response: 4. A revision to the Drainage Report study is submitted with this change of zone phase application addressing this comment (Exhibit 4). Comment: 5. Topography 200' from the site will be required with future application materials. Response: 5. Topography of 200' from the site is shown on the drainage report map submitted with this application. Comment: 6. Weld County will not be responsible for maintenance of any drainage facilities. Response: 6. So noted. Irrigation Canal Comment: 1. The Greeley No. 2 Canal is along the north and part of the west boundary of the proposed development. The Canal right-of- way must be shown on the change of zone plat and the documents creating the right-of-way called out. Dedication of a specific right-of-way may be required on the final plat. Response: 1. Canal right-of-way is called out on the revised plat map. 6 Weld County Public Works (continued) Comment: 2. Review and comments from the Greeley No. 2 Canal are required at the change of zone. Agreements between the developer and the Greeley No. 2 Canal may be required to address the Canal company concerns. Response: 2. We have met with the Greeley No. 2 Canal (New Cache La Poudre Irrigating Company) for review and comment. Included with this submittal is a letter from QED Associates Summarizing the meeting. Geotechnical Reports Comment: 1. A Preliminary Subsurface Exploration Report by Earth Engineering Consultants, and an Engineering Geology Report By Willard G. Owens, P. E. gave been submitted and accepted. Response: 1. So noted. Comment: 2. Both reports indicate the presence of shallow ground water and The Earth Engineering report makes appropriate recommendations to address the problem. Basement restrictions, perimeter drain requirements or other mitigating recommendations shall be included in the zone change application materials and called out on the zone change plat. Construction plans required at the final plat application stage shall show ground water mitigating facilities. Response: 2. Applicable notes have been placed on the change of zone plat. WELD COUNTY DEPARTMENT OF BUILDING INSPECTION Comment: 1. Separate building permits shall be obtained prior to the construction of any building. Response: 1. So noted. 7 Weld County Department of Building Inspection (continued) Comment: 2. A plan review is required for each building that requires a building permit. Commercial buildings require the wet stamp of a Colorado registered architect. Commercial building plans require a Code Analysis Data Sheet. Residential building plans may require a wet stamp of a Colorado registered architect. Response: 2. So noted. Comment: 3. Buildings shall conform to Weld County Codes adopted at the time of building permit. Response: 3. So noted. Comment: 4. Each building will require an engineered foundation based on Site-specific geotechnical report or an open hole inspection performed by a Colorado registered engineer. Engineered foundations shall be designed by a Colorado registered r-. engineer. Response: 4. So noted. Comment: 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. Response: 5. So noted. Comment: 6. Building height shall be determined in accordance with the 2003 International Building Code. Response: 6. So noted. Comment: 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 hour type V construction. An automatic fire sprinkler system will be 8 Weld County Department of Building Inspection (continued) required as the occupant load is more than 300 based on a 12,000 square foot building. Response: 7. The commercial building is proposed as an A-2 banquet hall. A compliant NFPA pump and tank fire sprinkler system will be installed. Construction will meet Weld County standards. Comment: 8. Provide a letter of approval from the Windsor/Severance Fire Protection District prior to construction: Response: 8. A letter of approval from Captain Mike L. Davis of the Windsor-Severance Fire Protection District is included with this submittal (Exhibit 5). WELD COUNTY CODE COMPLIANCE Comment: 1. Upon review of my computer and case file, no violations were noted. Response: 1. So noted. OFFICE OF THE STATE ENGINEER Comment: 1. A Water Supply Information Summary Form was not included in the referral material. Response: 1. A Water Supply Information Summary Form has been provided to the Office of the State Engineer. A copy is included with the change of zone application submittal (Exhibit 6). Comment: 2. The proposed water source for this development is identified as the North Weld County Water District. A letter of commitment for service from the District was not provided. Base upon recent updated information (dated September 29, 2005) provided to this office by the District, the District currently has an adequate uncommitted water supply to provide the water associated with this project. 9 r- ^ Office of the State Engineer (continued) Response: 2. A contract for service has been provided to the Office of the State Engineer. A copy of the contract from the North Weld Water District is included with this submittal (Exhibit 7). Comment: 3. In addition, according to our records well permit no. 250751 was issued on May 30, 2003 to construct a well on a 35.2 acre tract which includes the 32.56 acres of this proposal. No evidence has been received to indicate this well has been constructed; however the well permit does not expire until May 30, 2007. The permitted location of the proposed well would place it on the 32.56 acres of this proposal. The intent of the statue C.R.S. 37-92-602, under which permit no. 250751 was issued, is to allow citizens to obtain water supply in less densely populated areas where other water supplies are not available. As a water supply from the District is now available to the property, use of a well constructed under this permit to supply any of the lots would violate the intention of the statue. As such, if this subdivision is approved with a water supply furnished by the District, a well should not be constructed under permit no. 250751 and instead the applicant should request cancellation of the well permit. Response: 3. So noted. Comment: 4. Pursuant to Section 30-28-136(1) (h) (11), C.R.S., the State Engineer's Office offers the opinion that the District as the water supplier, the proposed water supply may be provided without causing material injury to existing water rights and the • supply is expected to be adequate, provided the applicant obtains a letter of commitment for service from the District for this development and provided a well under permit no. 250751 is not constructed and instead the well permit is cancelled. We recommend that the County obtain a signed copy of the water service agreement from the District prior to the final approval of the subdivision. Response: 4. So noted. 10 COLORADO GEOLOGOCAL SURVEY Comment: 1. Jill Carlson from Colorado Geological Survey performed a site visit on June 30, 2006. She did not observe any conditions that would preclude the proposed development. Response: 1. So noted. Comment: 2. Shallow groundwater. Since lowermost floors and crawlspace levels must be located at least three feet above the maximum anticipated groundwater levels, full-depth basements may not be feasible on all lots, especially proposed lots 4R—8R. Basements should be considered only on lots where site-specific water levels indicate that the three foot separation between lowermost floor or crawlspace levels and maximum anticipated groundwater surface can be maintained. We recommend that individual perimeter foundation drain systems be constructed on all lots, to help prevent infiltration of perched water, and to help control wetting of potentially collapsible or expansive soils. It is critical that the perimeter drains are sloped to discharge to an interior pumped sump or a gravity outlet that discharges water as far as possible away from all structures. Response: 2. So noted. Comment: 3. ISDS. Based on water level observations in the test borings, We agree with Mr. Owens that septic systems on most or all of the proposed lots will need to be designed by a registered professional engineer. Response: 3. So noted. Comment: 4. Septic fields need to be located at least 50 feet from any irrigation ditches (plus 8 feet for every 100 gallons per day exceeding 1,000 gpd.) Building envelopes should be delineated to specifically exclude all land within the required setback from the Greeley #2 irrigation canal. Response: 4. So noted. 11 -- Colorado Geological Survey (continued) Comment: 5. Soil & bedrock engineering properties. Once individual building locations have been finalized, additional explorations, including soil borings with standard penetration tests, sampling and laboratory swell-consolidation testing on any clay soils or claystone bedrock encountered at depths that may impact foundation design or performance, will be needed to develop or refine site-specific foundation and floor system design criteria. Response: 5. So noted. COLORADO DEPARTMENT OF TRANSPORTATION Comment: • I. CDOT would like a copy of the traffic study. Their concern is with the increase of traffic to the Stagecoach Road/SH 392 intersection. Response: 1. A copy of the traffic study has been forwarded to Gloria Hice- Idler of CDOT. COLORADO DIVISION OF WILDLIFE Comment: 1. We have reviewed the request and find no conflicts with our interests. Response: 1. So noted. WEST GREELEY SOIL CONSERVATION DISTRICT Comment: 1. The West Greeley Conservation District recommends that the applicant does an on site soils test prior to any construction. Response: 1. So noted. CITY OF GREELEY Comment: We received a copy of the City of Greeley Planning Division's recommendation letter outlining their concerns. Response: We plan to develop the property as a Weld County Subdivision in compliance with current Weld County Code. 12 TOWN OF WINDSOR Comment: We received a copy of the Town of Windsor Planning Commission's recommendation letter outlining their Concerns. Response: • We plan to develop the property as a Weld County Subdivision in compliance with current Weld County Code. WELD RE-4 SCHOOL DISTRICT Comment: 1. The District requests cash-in-lieu of$1,214.57 per lot for a Total of$9,716.56. Response: 1. The cash-in-lieu charge for schools will be paid as building occurs, or as required within the process. Comment: 2. The District is okay with the location of bus pull-out and turn around. It appears to meet the 65' bus turn around requirement. Response: 2. The original plan has changed. The School District has been notified. A copy of the letter to the school district is included with this submittal (Exhibit 8). WINDSOR-SEVERANCE FIRE PROTECTION DISTRICT Comment: 1. Minimum hydrant flows shall be 1,000 gpm for homes. A reduction in fire flow of 50% is allowed when the structures are sprinklered. Response: 1. So noted. Comment: 2. Hydrants shall be 300' from structures and 600' spacing maximum. There shall be(6) hydrants supplied with (5) sided operating nuts on bonnet and caps. Left rotation opening nuts to open hydrants. Response: 2. So noted. Comment: 3. Water mains supplying hydrants shall be looped whenever Possible and be a minimum of 6" in diameter. 13 Windsor-Severance Fire Protection District(continued) Response: 3. So noted. Comment: 4. All hydrants shall be in place, tested and operational before any combustible material in brought on-site. Response: 4. So noted. Comment: 5. A water model plan shall be submitted to this District for review and approval. Response: 5. We have completed discussions with the North Weld Water District. A water plan will be submitted with the Final Plat submittal. Comment: 6. Cul-de-sacs over 600' in length must have a secondary access System and have a 50' turning radius provided at the end of the roadway. A B-40 template shall be used to determine adequate turning radii. Response: 6. No proposed cul-de-sac is greater than 600' in length. All turning radii are designed to meet current code requirements. Comment: 7. All roadways shall have an approved all weather driving surface capable of a design wheel load of 18,000 lbs. (80,000 lbs. GVW). Response: 7. All roadways will be paved in accordance with Weld County standards. WELD COUNTY HEALTH AND ENVIRONMENT DEPARTMENT Comment: 1. This agency did not respond. Response: 1. Ultimately, septic system approval will be the responsibility of this agency. Engineered septic system designs and plans will be given to the Health Department. r 14 NORTH WELD COUNTY WATER DISTRICT • Comment: 1. This agency did not respond. Response: We have completed discussions with the North Weld Water District. A contract has been executed between the District and the developer for water service, fire flow capabilities, pipe sizing, and construction (contract included with this submittal). WELD COUNTY PLANNING SERVICES Comment: 1. Per Weld County Public Works, significant redesign of the overall road pattern for the subdivision and, consequently layout of lots will be required. Response: 1. The subdivision has been redesigned addressing all the Weld County Public Works comments. The revised map is being submitted as the change of zone plat. We will review these revisions with Brad Mueller prior to submittal of the change of zone application. Comment: 2. Per Section 27-6-190 of Weld County Code, PUDs located close to existing subdivisions require urban scale development standards, including paved roads and adequate support services. Response: 2. All roadways will be paved in accordance with Section 27-6- 190 of the Weld County Code. Comment: 3. Per Section 27-6-80.B.7 of the Weld County Code, the Development shall provide a 15% open space allocation. Response: 3. The revised plan allocates 7.55 acres of usable unimproved open space. This equates to 23.2% of the development. Comment: 4. The Department of Planning Services believes that the residential lots are compatible with the intent and uses allowed in the Estate Zone District as set forth in Section 23-3-400 of the Weld County Code. Any deviation to these standards must be specified in the Development Guide. 15 • Weld County Planning Services (continued) Response: 4. We are requesting PUD zoning for the entire subdivision. This zoning request is noted in the Development Guide. Comment: 5. The proposed commercial lot is most closely related to the Commercial Zone District described in Section 23-3-220 of the Weld County Code. The proposed zone district requirements should be specified in the Development Guide. Response: 5. We are requesting PUD zoning for the entire subdivision. This zoning request is noted in the Development Guide. Comment: 6. Lots should be renumbered to simply be consecutive, leaving out letter-number descriptions. Response: 6. The lots have been consecutively renumbered and letter- • number descriptions have been deleted on the revised plat map. Comment: 7. The North Weld Water District did not respond to the referral request and must be contacted prior to submitting Change of Zone application. Response: 7. We have completed discussions with the North Weld Water District. A service commitment letter is included with this submittal. Comment: 8. A Water Supply Information Summary form as requested by The Colorado Division of Water Resources shall be included in the change of zone application. Response: 8. A Water Supply Information Summary is included with this submittal. Comment: 9. It is recommended that the applicant meet with the Weld County Department of Public Works to discuss their concerns. Response: 9. A meeting with Weld County Public Works was held on Sept. 20, 2006. All concerns and comments were discussed and resolved. 16 Weld County Planning Services (continued) Comment: 10. The applicant shall submit written evidence that indicates issues concerning groundwater, ISDS's, drainage, and soil borings requirements have been met. Response: 10. Written evidence is being communicated through notes on the plat map addressing groundwater, ISDS's, drainage, and soil • borings. Comment: • 11. Any common drainage facilities should be located in areas of joint ownership, where they are owned and maintained by the homeowners' association. Similarly, a joint ownership parcel must also be used for subdivision monumentation signage, mail box kiosks, and/or school bus drop-off areas, as needed. Response: 11. A homeowners' association will govern this subdivision. Common elements will be owned the association. Comment: 12. Information regarding soils provided by the West Greeley Soil Conservation District will be used to positively manage on-site soils, including the design and layout of the proposed lots. Response: 12. Lot layout in the revised plan is consistent with the recommendations and information provided by the West Greeley Soil Conservation District. Comment: 13. The applicant shall contact the Windsor-Severance Fire Protection District prior to submitting for Change of Zone to discuss their design and access concerns. The applicant shall provide written evidence that the District has been contacted. Response: 13. The revised plat map addresses maximum cul-de-sac length of 600', turning radii and access as requested, and paved road surfaces. Written evidence will be provided with the Change of Zone application. 17 Weld County Planning Services (continued) Comment: 14. The applicant shall contact Weld County RE-4 School District to discuss a bus pick-up/drop-off area. The applicant shall provide written evidence that the District has been contacted. Response: 14. Currently, an area exists for school bus drop off/pick up just east of this project on Stagecoach Road. This area services the existing Willow Springs Estates Subdivision. This area will also serve the proposed Sunset Development project. Weld County RE-4 has been notified. Comment: 15. The applicant will include with the Change of Zone application a signed affidavit of the mineral owners on site. A copy of an agreement with the property's mineral owners showing evidence that an adequate attempt has been made to mitigate their concerns shall be submitted with the Change of Zone application. Response: 15. A signed affidavit of the mineral owners on site is included with this submittal. Comment: 16. The applicant shall address the County Road Impact Fee Program (Ord. 2002-11) and adhere to the fee structure. Also building permits issued on there proposed lots shall adhere to the Capital Expansion Impact Fee and the Stormwater/Drainage Impact Fee. (Ord. 2005-8 Section 5-8- 40). Response: 16. We will address the impact fess issues as directed by the Weld County Planning staff when appropriate in the process. Thank you for your assistance and direction through this process. We hope to submit the Change of Zone application shortly. David L. Shoup, David L. Shoup Consulting 18 Exhibit 2 12-12-06 TO: Willow Springs Estates HOA FROM: David L. Shoup, Manager, Dave Shoup Consulting SUBJECT: Weld County Sunset Development PUD Proposal HOA Members, Willard G. and Linda Owens own a 32.56 acre parcel located west of and adjacent to the Willow Springs Estates subdivision. Their intent is to develop this property as a Weld County subdivision consisting of eight (8) large residential lots (2 acre minimum) and one (1) commercial lot of approximately 3.13 acres for a total of nine (9) lots. The commercial lot will be home to a guest reception facility of approximately 10,000 square feet. The architectural style will be compatible with existing structures in the Willow Springs Estates subdivision. This building will be used for wedding receptions and similar functions. The residential lots will have custom built homes compatible in architectural design to your homes in Willow Springs. Part of the development approval process is a Change of Zone submittal required by Weld County. Through this process, many referral agencies are given a package of information for review and comment. One such agency is the Weld County Department of Public Works. One of their comments requested a copy of the plan and drainage report be sent to the Willow Springs HOA for notification, review and comment. Included with this letter are: 1) A copy of the Change of Zone plat map 2) A copy of the Change of Zone Drainage Report The gist of the Weld County Department of Public Works comment deals with the proposed Sunset Development detention pond that will discharge across the proposed access road right-of-way into the Willow Springs Estates Lot A open space that contains a wetland. This is the historic path for regional drainage. The detention pond for this proposed subdivision will be designed in accordance with Weld County requirements. After reviewing this information, please have the officers of the Willow Springs Estates HOA notify Dave Shoup by mail to 1060 Milano Point #1123, Colorado Springs, CO 80921 with comments, concerns or acceptance by January 15, 2007. Should you need to speak with me directly, my cell phone# is 970-231-4757. Thank you in advance for your prompt attention in this matter. David L. Shoup, Manag , Dave Shoup Consulting Exhibit 3 CED Associates civil engineering consultants November 10,2006 Mr. Dave Shoup 1060 Milano Point#1123 Colorado Springs, CO 80921 Re: Sunset PUD,Meeting with New Cache La Poudre Irrigating Company Dear Mr. Shoup: On November 6, 2006 I met with Don Magnuson and Cory Miller of the New Cache La Poudre Irrigating Company, which manages the Greeley No. 2 Canal, in their office. This purpose of this letter is to summarize the main points of discussion during the meeting. Don and Cory offered the following comments: 1. The existing 150' right-of-way for the Greeley No. 2 Canal must be shown on the project plat. 2. The Company prefers that rear lot lines be located along the easement line, rather than at the center of the canal, which is the project's property line. 3. They will require a signature line on the final plat on which they can indicate their acceptance of the project. 4. The property may experience relatively high ground water when the ditch is running. I indicated that we intend to show the 150' right-of-way on the change of zone plat to be submitted to Weld County;that we will consider a shifting of the rear lot lines to avoid confusion regarding ditch company access; that we will provide a signature line for the Company on the final plat; and that a note on the change of zone plat will note the possibility of high ground water on the project. Should you have any questions, please contact me. Sincerely, QED Associates MT7L1441"t Kent Bruxvoort, PE cc: Cory Miller,New Cache La Poudre Irrigating Company 204 walnut street, suite c, fort coffins, co 80524 • office: 970.416.0600 • fax: 970.416.0601 • r^ 3 Exhibit 5 Windsor-Severance , 0 . Fire Protection District November 20, 2006 Weld County Planning Department 918 10th Street Greeley, Co 80631 Attn: Brad Mueller Re: PK-1120, Willard and Linda Owens PUD Brad please be advised that the applicants representative Mr. Dave Shoup and Mr. Kent Bruxvoort met with me today 11/20/06 with reference to the above stated project. From this meeting we came to an agreement that the applicant will provide NFPA 13 D compliant fire sprinkler systems in all single family homes and that they will also install a compliant NFPA 13 pump and tank system in the proposed commercial building. These agreements have been reached as a result of inadequate water supply to the site. They have also agreed to install the internal water infrastructure to our requirements so that in the future when North Weld Water District enhances there system it will be capable of delivering the required flows of 1000 and 1500 gpm respectively. At this time they are working diligently to meet the fire districts requirements. We have asked that the above information be placed on the recorded plat in the form of specific notes. When this is achieved and we have the opportunity to review for acceptance we will not have any issues. We do ask that the applicant provide the Fire District with a CD of the subdivision prior to the issuance of Building Permits so that we can get this sub- division in our map books. I am enclosing a copy of the standard that the CD drawing needs to follow. If you have any questions, please feel free to call me at 686-9596 ext305. Cordially , �'"1 / Captain, Mike L Davis Fire Prevention Division Cc: Mr. Dave Shoup Encl: Drawing Submittal Standards r ph 970.686.9596 • fx 970.686.9623 • 100 7th Street • Windsor,Colorado 80550 • www.windsor-severancefire.org Windsor-Severance Fire Drawing Submittal Standards The purpose for the development of standards for drawing submittal to the Windsor-Severance Fire District is to establish a drawing format that is consistent among all engineering and development consulting firms that are working in the Windsor and Severance area. The standard will allow for faster processing of development proposals and better transition of approved developments into the limits of the Windsor-Severance GIS area. Base reference drawings, both digital and hard copy, conforming to this standard will be provided upon request to any development or engineering firm involved in regional development. Drawings submitted to the fire district that do not follow the standards outlined in this document will not be accepted by the district; therefore, they will have to be resubmitted in the proper format. Drawings submitted to the district will be referenced to no fewer than two known points such as a Public Land Survey System (PLSS) section corner or quarter corner or to a surveyed benchmark. Points must be field verified and described in the drawing. Lists of said points and projected drawings of said points are provided upon request. Digital format drawings are accepted in Autodesk (.dwg or .dxf), ESRI(.shp), MapInfo (.tab or .mil), or Microstation Design (.dgn) formats. Drawings submitted will be projected to State Plane NAD 83 Colorado North Zone, US foot datum. This datum is projected to the Lambert Conformal Conic, double parallel standard projection and requires no correction or rotation factor to be applied to the drawing. Further information about projection systems can be referenced at www.colorado.edu/geography/gcraft/notes/notes.html No standards for layer names or properties are being required at this time. I Page I of 1 Shoup, Pamela From: DAVE PAM SHOUP [fourshoups@msn.com] Sent: Thursday, January 11, 2007 10:56 AM To: Shoup, Pamela Subject: Fw: Sunset Development- Requested information Attachments: pkhr site traffic email.jpg Pam, Please print e-mail and attachment. Thanks! Dave Original Message From: Gene Coppola To: Gloria.Hice-ldler(a�DOT.STATE.CO.US Cc: Dave Shoup Sent: Thursday, January 11, 2007 7:33 AM Subject: Sunset Development - Requested information Gloria: With 29 homes (20 StageCoach +9 Sunset), there will be 22 trips (16 outbound and 6 inbound trips)during the AM peak hour and 29 trips (18 inbound and 11 outbound) during the afternoon peak hour. This will result in the peak hour hour traffic on Stage Coach Road at SH 392 as shown on the attached figure. I trust this is what you are looking for. Give me a call if you have any questions. FYI - Dave Shoup's new phone# is 719-488-1504 (land); 970-231-4757 (cell). His email is fourshoups@msn.com Regards, Gene Coppola PE P.O. Box 260027 Littleton, CO 80163 303-792-2450 303-792-5990 (fax) 1/11/2007 r 4' r m7 z 0 2 t l 4- 112 Stage Coach CR 23 816 11.1 - 211 —♦ 6/4 - CO tia N Hello