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Home My WebLink About20060200.tiff INVENTORY OF ITEMS FOR CONSIDERATION Applicant Bret Larimer Case Number PZ-545 Change of Zone: Falcon Ridge PUD Submitted or Prepared Prior to At Hearing Hearing 1 Staff Comments X Department of Planning Services Field Check Form X Planning Commissioner Ehrlich Field Check Form X Letter to Applicant X 4 Affadavit of sign posting X N, Legal Notifications X N 2 Application X Maps X Surrounding Property/Mineral Owners X Utilities X 3 Referral List X Referrals without comment Referrals with comments 4 Weld County Department of Code Compliance, referral received 8-30-2005 X 5 West Greeley Soil Conservation, referral received 9-6-2005 X 6 Department of the Army, Corps of Engineers referral received September X 8, 2005 7 Weld County Department of Public Works referral received September 15, X 2005 8 Windsor-Severance Fire District referral received September 16, 2005 X 9 Colorado Department of Transportation referral received September 19, X 2005; October 26, 2005 10 Weld County Building Inspection referral received September 26, 2005 X 11 Weld RE-4 School District referral received October 3, 2005 X 12 Colorado Division of Water Resources referral received October 5, 2005 X 13 Windsor Reservoir& Canal Company- Springer Ditch, referral received X y October 6, 2005 14 Town of Windsor referral received September 21, 2000 & October 7, 2005 X 15 Weld County Department of Public Health and Environment referral X received October 10, 2005 v 16 Memorandum from Staff, Request for Continuance, dated November 1,2005 X w 17 Affidavit of Sign Posting Ja/ {{ l l,.i a,�.L� Lrni me.�A� X .. " ✓ 18 Letter of Support, Windsor Assembly of God Church dated November 15, 2005 X 2006-0200 I hereby certify that the 18 items identified herein were submitted to the Department of Planning Services at or prior to the iiii scheduled Planning Commissioners hearing. Kim Ogle s Pla er LAND USE APPLICATION I 1 SUMMARY SHEET wine PLANNED UNIT DEVELOPMENT RIDGE PUD OF ZONE FALCON COLORADO CASE NUMBER: PZ-545 HEARING DATE: November 1, 2005, Cont'd November 15, 2005 PLANNER: Kim Ogle APPLICANT: WIPO, LLC ADDRESS: c/o Bret Larimer, 1600 West Horsetooth Road, Fort Collins, CO 80526 REQUEST: Change of Zone from A (Agricultural) to PUD with Estate uses for thirty-eight (38) residential Lots and 25.55 acres of Common Open Space (Falcon Ridge PUD) LEGAL DESCRIPTION: Lot B of AmRE-1452; being part of the SW4 of Section 4, T4N, R66W of the 6th P.M., Weld County, Colorado LOCATION: 0.25 mile North of County Road 72; east of and adjacent to State Highway 257 ACRES: 71 +/- PARCEL NUMBER: 0807-04-300046 POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS The criteria for review of this Change of Zone Permit are listed in Section 27-6-120 of the Weld County Code. The Department of Planning Services'staff has received responses from the following agencies: • Weld County Code Compliance referral received August 30, 2005 • West Greeley Soil Conservation District referral received September 6, 2005 • Department of the Army, Corps of Engineers referral received September 8, 2005 Weld County Department of Public Works referral received September 15, 2005 • Windsor-Severance Fire District referral received September 16, 2005 • Colorado Department of Transportation referral received September 19, 2005 • Weld County Building Inspection referral received September 26, 2005 • Weld RE-4 School District referral received October 3, 2005 • Colorado Division of Water Resources referral received October 5, 2005 • Windsor Reservoir& Canal Company- Springer Ditch, referral received October 6, 2005 Town of Windsor referral received September 21, 2000 &October 7, 2005 • Weld County Department of Public Health and Environment referral received October 10, 2005 The Department of Planning Services' staff has not received responses from the following agencies: • Larimer County Planning Department • Town of Severance • Colorado Division of Wildlife • Weld County Sheriff's Office r Falcon Ridge PUD-PZ-545, page 1 EXHIBIT 1 1 CHANGE OF ZONE OF ZONE FALCON RIDGE PUD COLORADO CASE NUMBER: PZ-525 HEARING DATE:November 1, 2005, Cont'd November 15, 2005 PLANNER: Kim Ogle APPLICANT: WIPO, LLC ADDRESS: do Bret Larimer, 1600 West Horsetooth Road, Fort Collins, CO 80526 REQUEST: Change of Zone from A (Agricultural) to PUD with Estate uses for thirty-eight (38) residential Lots and 25.55 acres of Common Open Space (Falcon Ridge PUD) LEGAL DESCRIPTION: Lot B of AmRE-1452; being part of the SW4 of Section 4, T4N, R66W of the 6th P.M., Weld County, Colorado LOCATION: 0.25 mile North of County Road 72; east of and adjacent to State Highway 257 ACRES: 71 +/- PARCEL NUMBER: 0807-04-300046 THE DEPARTMENT OF PLANNING SERVICES'STAFF RECOMMENDS THAT THIS REQUEST BE DENIED FOR THE FOLLOWING REASONS: 1. The submitted materials are not in compliance with Section 27-6-120 of the Weld County Code as follows: A. Section 27-6-120.B.6.a.The proposal is inconsistent with Chapters 22,23,24 and 27 of the Weld County Code. The Goals and Policies of the Weld County Comprehensive Plan do not support the approval of urban scale development outside of Urban Growth Boundary areas or areas served by urban infrastructure. 1. Section 22-2-110.B (UGB.Goal 2) states "Concentrate urban development in or adjacent to existing municipalities, an approved intergovernmental agreement, the 1-25 Mixed Use Development area, urban growth boundary areas, urban development nodes, or where urban infrastructure is currently available or reasonably obtainable." This application proposes urban-scale development as defined by Section 27-2-90 of the Weld County Code and is not located within the 1-25 MUD area and it is not located within the Town of Windsor's Urban Growth Boundary Area. Urban services do not exist at this location. The intent of this goal is to encourage urban scale development to occur where urban scale infrastructure is available (see Section 22-2-190.6.2 (R.Policy.2 below). The proposal does not comply with UGB.Goal 2 as the proposal is located outside an urban growth boundary area.The proposed location for this subdivision is not located in any of the defined urban areas,and the site is unable to be served by urban infrastructure such as municipal sanitary sewer. Falcon Ridge PUD-PZ-545,page 2 2. Section 22-2-60.C A.Goal 3. specifies, "Conversion of agricultural land to urban- scale residential,commercial,and industrial development will be discouraged when the subject site is located outside of an approved Intergovernmental Agreement area, urban growth boundary area, or 1-25 Mixed Use Development area and urban development nodes. This policy is intended to promote conversion of agricultural land in an orderly manner which is in harmony with the phased growth plans of a municipality and the County. It is further intended to minimize the incompatibilities that occur between uses in the agricultural district and districts that allow urban-type uses. In addition, this policy is expected to contribute to minimizing the costs to Weld County taxpayers of providing additional public services in rural areas for uses that require service on an urban level." This application proposes urban-scale development as defined by Section 23-1-90 and Section 27-2-90 (developments larger than nine (9) lots)of the Weld County Code and is located outside an urban growth boundary area as defined in A.Policy 3. Therefore, the proposal does not comply with Section 22-2-60.C.2 A.Policy 3. 3. Section 22-2-90.B. An important factor of urban development is the efficient use of land as a resource. Since the density of urban development accommodates more density on each acre, the amount of land relative to the number of people who live on or use the land is an efficient ratio. Locations where urban development can occur should be encouraged to develop as urban. Jurisdictions that can accommodate urban development should employ policies and regulations that facilitate urban development while managing the quality of this development. The County has adopted policies and regulations that promote urban development in the areas where it is appropriate resulting in the most efficient use of land and infrastructure. The application is located outside of the recognized urban growth boundary for the Town of Windsor,yet within the Growth Management Area for the Town. The Town of Windsor Planning Commission reviewed this case and recommended Denial based on Weld County's definition of Urban Scale Development(Section 24-1-40)as"...the subject application proposes urban scale development without providing the required support services such as central sewer system or park and recreational facilities and programs." 4. Section 22-2-190.C. R.Policy 3.1 states,"The County should encourage an efficient form of urban residential development by directing urban residential growth to those areas where urban services and infrastructure are currently available or reasonably obtainable". Urban services have not been provided and are not proposed to be provided to this site and the proposal is located outside an urban growth boundary area. Therefore, the proposal does not comply with Section 22-2-170.c.2 R.Policy 3 Locating urban scale developments outside of urban growth boundary areas or Intergovernmental Agreement areas is not considered efficient, nor is sanitary service available to serve the proposed urban subdivision. 5. Section 22-2-210.8. PUD.Goal 2 states "Conversion of agricultural land to urban residential commercial and industrial uses will be encouraged when the subject site is located inside of an approved intergovernmental agreement area, urban growth boundary area, 1-25 Mixed Use Development Area or urban development nodes,or where adequate services are currently available or reasonably obtainable. This goal is intended to address conversion of agricultural land to minimize the incompatibilities that occur between uses in the A (Agricultural) Zone District and other zone districts that allow urban uses. In addition, this goal is expected to contribute to minimizing the costs to County taxpayers of providing additional public service in rural areas for uses that require services on an urban scale." The proposed number of Lots, (38), exceeds the definition of non-urban scale development contained in Section 24-1-40 and is located outside of an established urban growth boundary area. Further, urban level services such as sanitary sewer are not available. Falcon Ridge PUD-PZ-545, page 3 6. Section 22-2-60.F.1 (A.Goal 6)states,"Public facilities and services such as sewer, water, roads, schools, and fire and police protection must be provided and developed in a timely, orderly, and efficient manner to support the transition of agricultural land to urban development." The applicant proposes thirty-eight (38) lots,however no public sewer system is available to serve the proposed residences. Using the census standard of 2.6 people per household, this proposal will add an approximately one hundred additional people to an unincorporated portion of the county. The demand for services from this number of people will put a substantial burden on Weld County Services, including police protection and other emergency services,provided by the Sheriff's Office and Ambulance Services. Response times may not be what is expected in an urbanized area. A school site is not included with this application therefore an additional unknown number of students will impact the school district. 7. Section 24-1-30 H. Promotes "...equitable handling of all subdivision plans by providing uniform procedures and standards."The Department of Public Health and Environment referral states "The application states that the development will be served by individual sewage disposal systems and proposes a 38 lot PUD on 71 acres. The minimum proposed lot size(1.0 acre)coupled with the overall density of one septic system per 1.86 acres does not meet the current Department policy of 1 septic system per 2.5 acres." 8. Section 24-1-30.A; Section 24-1-30.B; Section 24-1-30.C; Section 24-1-30.D; and Section 24-1-30.E states"Assisting orderly and integrated development. Promoting the health, safety and general welfare of the residents of the County. Ensuring conformance of land subdivision plans with the public improvement plans of the County and its various municipalities. Ensuring coordination with public municipal improvement plans and programs. Encouraging well-planned subdivisions by establishing adequate standards for design and improvement." The Town of Windsor reviewed this application and stated that the request does conflict with their interests, and the October 6, 2005 Windsor Planning Commission recommended Denial of the application. Further, the Town strongly suggested that the applicant consider annexation into the Town. B. The uses which would be allowed in the proposed PUD will conform with the performance standards of the PUD Zone District contained in Article II of this Chapter. The Department of Planning Services' staff has determined that the submitted application does not comply with the 20 standards described in Chapter 27, Article II, Performance Standards. 1. Section 27-2-40-Bulk Requirements for the Estate Zone District dictate a minimum of 2.50 acres per lot, however, the proposal is for thirty-eight one acre lots. The applicant, citing Chapter 30 of the Weld County Code, for ISDS regulations, states there is no written regulation available to substantiate the inter-departmental policy of one septic per residential lot as Chapter 30 fails to regulate the size of the lots. The Department of Public Health and Environment states"... the application states that the development will be served by individual sewage disposal systems. The minimum proposed lot size(1.0 acre)coupled with the overall density of one septic system per 1.9 acres does not meet the current Department policy of 1 septic system per 2.5 acres." Therefore the"...application has not satisfied Chapter 27 of the Weld County Code in regard to sewer service." 2. Section 27-2-60- Common Open Space requirements are for fifteen percent open space with this development providing 25.55 acres and this condition has been met, however, this Code Section requires "...all PUD's containing a residential element shall provide for a 15%common open space allocation." The application is unclear to what type of recreational opportunities and amenities are available within the Common Open Space areas. Falcon Ridge PUD-PZ-545, page 4 3. Section 27-2-190-Urban Scale Development(s)are developments exceeding nine lots...""Urban scale development requires support services such as central water, sewer systems, road networks, park and recreation facilities and programs, and storm drainage." The applicant is proposing 38 residential lots on individual sewage disposal systems (I.S.D.S.) septic systems which is not in compliance with the definition of Urban Scale Development. C. The uses which would be permitted shall be compatible with the existing or future development of the surrounding area as permitted by the existing zoning,and with the future development as projected by Chapter 22 of this Code or master plans of affected municipalities. In the referral letter from the Town of Windsor dated October 7, 2005 the town states"The proposal is not consistent with the Town of Windsor Estate Residential (E- 1) zoning district, which requires a minimum lot size of two and one-half(2%) acres when individual sewage disposal(septic)systems are authorized and approved by the Town.This development was also reviewed in 2000 for a Sketch Plan application. At the 2000 referral, the subject property was depicted as Very Low Density Estate Single Family Residential, however, since that time, the Town has amended that land use depiction to reflect High Density Estate Single Family Residential,due in part to the adoption of the East Side Sanitary Interceptor Plan (ESSIP) in 2002 which plans to extend sanitary sewer infrastructure to the east and north portion's of the Town's Growth Management Area. The Town of Windsor Planning staff recommended denial to the Windsor Planning Commission during the Sketch Plan phase of this application, based on their Land Use Plan depiction of this area as"Very Low Density Single Family Residential" and that the area is within the Town's Growth Management Area. Further, the Town's Planning Commission recommends the applicant contact the town to discuss annexation and development through the Town. The recommendation from the Windsor Planning Commission,during the Change of Zone phase of this application was also for denial, citing Section 24-1-40 of the County Code as it is the opinion of the Town of Windsor Staff that if the proposal is not within the Urban Growth Boundary of Windsor,that urban development should not occur in this area,according to the Weld County Code, Chapters 22, 24 and 27. D. The PUD Zone District shall be serviced by an adequate water supply and sewage disposal system in compliance with the performance standards in Article II of this Chapter. "This application does not propose a public sewer system. The North Weld County Water District will provide public water to the site and each lot will be serviced by an individual septic system. The Weld County Department of Public Health and Environment referral indicates that the application conforms with Chapter 27, however, "The Preliminary Subsurface Exploration Report from Earth Engineering Consultants, dated August 10, 2000 indicates most of the site could utilize conventional septic systems. However, groundwater and percolation rates on the northwest portion of the site will require engineered septic systems. Groundwater was found at 6.5 feet and percolation rates of 135 minutes per inch were obtained. No current soil/groundwater data has been submitted since 2000. The applicant states that the proposed development is consistent with Moriah Estates to the east with regards to the 1 acre lot size. The Department has reviewed several county - approved developments in the vicinity and summarizes them below: Name # Lots Min. Lot Size (acres) Overall Density Moriah Estates 24 1.0 2.7 Shiloh Estates 14 lots 2.1 5.39 Soaring Eagle 114 1.5 3.42 Falcon Ridge 38 1.0 1.86 While the overall density for this development does not meet the current Department policy, the applicant has proposed enhancement features such as effluent filters, oversized septic tanks, alternating absorption trench systems, and monitoring ports. There is also a management component outlined,however it is not detailed. The Department is requesting Falcon Ridge PUD- PZ-545, page 5 the applicant demonstrate how the efficiency and nutrient reduction of the proposed enhancements will improve the quality of the effluent over standard systems. The intent of the study should be to demonstrate that the impact on local water quality of the septic system at the proposed densities is less than or comparable to septic systems on densities of 2.5 acres or greater. The Weld County Department of Public Health and the Environment also indicated that additional information has been requested, and to date has not be received from the applicant. Should the Planning Commission approve this application, a condition of approval, prior to scheduling a Board of County Commissioner's hearing has been added to address this issue." Further,the Colorado Geologic Survey stated during the Sketch Plan referral of this application "The CGS recommends this development connect to a municipal wastewater treatment facility operated by the Town of Windsor. Issues with septic systems have been addressed previously,however,the CGS also brings up the high water conditions on the property and suggest that the consultant for the project prepare comparisons as to the amount of irrigation water that is currently used on site versus the amount that will be generated by thirty-eight[38] Individual Sewage Disposal Systems (I.S.D.S.)and individual lawn irrigation." E. The street or highway facilities providing access to the property are adequate in functional classification,width and structural capacity to meet the traffic requirements of the uses of the proposed PUD Zone District. "The Department of Public Works' referral from the Sketch Plan (S-545) indicates that the plat shall indicate the typical internal road cross section reflecting paved local roads. The applicant did not include on the Change of Zone plat submittal the information requested by the Public Works Department. The Department of Planning Services believes that, for internal pedestrian circulation within the proposed Planned Unit Development, the applicant should provide sidewalks for pedestrian and bike use." F. An off-site road improvements agreement and an on-site improvements agreement proposal is in compliance with Chapter 24 of this Code, as amended, and a road improvements agreement is complete and has been submitted, if applicable. The Department of Public Works states that there are no off-site improvements required for this proposed PUD, as State Highway 257 is not under their jurisdiction, however,the applicant shall submit an on- site improvements agreement. This proposal shall describe, in detail, the type of on-site improvements in compliance with Chapter 24, Section 24-9-20 of the County Code, to determine if the requirement for street or highway facilities providing access to the property has been satisfied. The method of guarantee shall conform with Weld County's policy regarding Collateral for Improvements.An On-Site Improvement Agreement will be required in compliance with Section 24-9-20 of the County Code. The applicant shall coordinate with the Colorado Department of Transportation to determine if any off-site improvements are warranted. G. There has been compliance with the applicable requirements contained in Chapter 23 of this Code regarding overlay districts, commercial mineral deposits and soil conditions on the subject site. "The CGS reviewed the subsurface drainage on the property. There are concerns not only with septic systems but the feasibility of basement construction. Ground floor levels should be a minimum of four feet above seasonal high groundwater levels. All subgrade construction shall include a subsurface drainage system that daylights or is connected to a sump pump. The CGS is requiring a lot specific investigation of the property prior to construction. They indicate that the area shall be evaluated in detail at the early stages of this development to determine the extent of the very shallow groundwater, which will affect home and septic system design." Further, the Weld County Health Department held concerns with the"...groundwater and percolation rates on the northwest portion of the site will require engineered septic systems. Groundwater was found at 6.5 feet and percolation rates of 135 minutes per inch were obtained. The Weld County Health Department further states"No current soil/groundwater data has been submitted since 2000. Falcon Ridge PUD- PZ-545, page 6 H. Consistency exists between the proposed zone district, uses and the specific or conceptual development guide and concerns identified in sketch plan comments provided pursuant to Section 27-4-40 of this Chapter have been adequately addressed. The submitted Development Guide does accurately reflect the Performance Standards and allowed uses described in the proposed zone district. In accordance with Section 23-3-400 of the Weld County Code,the application materials propose Estate uses,while varying from the minimum lot size in the Estate zone district. Chapter 27 of the Weld County Code establishes 2.5 acres as the minimum lot size in the Estate zone district, while the applicant proposes lot sizes of 1.0 acres. This recommendation is based, in part, upon a review of the application materials submitted by the applicant, other relevant information regarding the request, and responses from referral entities. Should the Planning Commission choose to approve the Change of Zone from A(Agricultural)to PUD with Estate uses for thirty-eight residential Lots and 25.5 acres of Common Open Space, the following are recommendations for conditions of approval: 1. Prior to scheduling the Board of County Commissioners hearing: A. The applicant shall submit a signed agreement with the Windsor Reservoir&Canal Company - Springer Ditch for stormwater and stormwater discharge into the Springer Ditch. Further, the applicant shall submit a site specific drainage plan to the Windsor Reservoir & Canal Company and obtain approval in writing on either the letter head of the Ditch Company or their legal counsel, The Dow Law Firm, LLC of Fort Collins, Colorado. Written evidence of such shall be submitted to the Department of Planning Services. (Department of Public Works, Windsor Reservoir& Canal Company) B. The Department of Public Health and Environment requests the applicant demonstrate how the efficiency and nutrient reduction of the proposed enhancements will improve the quality of the effluent over standard systems. The intent of the study should be to demonstrate that the impact on local water quality of the septic system at the proposed densities is less than or comparable to septic systems on densities of 2.5 acres or greater. Written evidence of such shall be submitted to the Department of Planning Services. (Department of Public Health and Environment) C. The application materials state that the minimum septic envelope of 6000 square feet has been delineated on the Septic Location Plan. The Department of Public Health and Environment is not in receipt of this titled document. The Site Plan Exhibit (referenced above)has primary and secondary septic envelopes on average of 2000 square feet. Written evidence of such shall be submitted to the Department of Planning Services. (Department of Public Health and Environment) Falcon Ridge PUD-PZ-545, page 7 D. The applicant shall provide evidence from North Weld County Water District that the district has the ability to provide service for thirty-eight(38)residential lots and also provide fora loop water system for fire flow. The application materials state that the North Weld County Water District will provide for thirty-six water taps. Written evidence of such shall be submitted to the Department of Planning Services. (Department of Planning Services) E. The applicant shall submit evidence of an agreement with the properties mineral owners stipulating that the oil and gas activities have adequately been incorporated into the design of the site or show evidence that an adequate attempt has been made to mitigate their concerns. Additionally, this agreement shall address the use of oil and gas setback areas. County regulations do not prohibit the use of oil and gas setback areas for open space uses. The setback from oil and gas encumbrances in an urban scale development is three hundred fifty(350)feet.This distance is more compatible with the Residential Zone District given the related health and safety issues of an urban scale and urban density development proposed here. 2. The Change of Zone plat shall meet all requirements of Section 27-9-20 and shall be amended to delineate the following: A. "Weld County's Right to Farm"as provided in Appendix 22-E of the Weld County Code shall be placed on any recorded plat. (Department of Public Health and Environment) B. Primary and secondary septic system envelopes shall be designated on the plat. Each envelope must meet minimum current setbacks as specified in the Weld County Individual Sewage Disposal System Regulations. (Department of Public Health and Environment) C. The applicant has located primary and secondary septic envelopes on most lots of the Site Plan Exhibit that appear to meet all setback requirements,with the exception of the following: • Lots 1 and 37 have only one envelope • Lots 34 through36 have no envelopes • Lots 1-4, 27-33, 37-38 have one or more envelope in the easement • Lots 30 and 31 envelopes are over 100 feet long by scale. Lots 17-21, 24-26, 30-31 have long, narrow envelopes and may be impractical for the installation of a trench system (Department of Public Health and Environment) D. The Landscape Plan and Maintenance Schedule as approved by the Department of Planning Services. The Landscape Plan shall adhere to the requirements of Section 27-6-60 of the Weld County Code.The Landscape Plan shall be delineated in a legible font for all call-outs with the Plant Material List including Botanical Name,Common Name,Species as applicable, Size of material and whether it is can or Balled & Burlap (B&B). (Department of Planning Services) E. The location of the bus pull-off/ pull-out area and bus shelter as required by the Windsor School District, RE-4. (Windsor School District, RE-4) F. The location of the mail box facility as required by the local postal authority. (Department of Planning Services) G. The location of the subdivision sign. (Department of Planning Services) H. The Secondary Emergency Access easement as required by the Windsor-Severance Fire Protection District. (Windsor-Severance Fire Protection District) Falcon Ridge PUD- PZ-545, page 8 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 cul-de-sac edge of pavement radius shall be fifty (50)feet. (Department of Public Works) J. The typical section of interior roadway shall be shown as two 12-foot paved lanes with curb, gutter and sidewalk associated with an urban scale development on the change of zone plat. The right-of-way for the internal roadways shall be shown on the change-of-zone plat. (Department of Planning Services, Department of Public Works) K. Maximum 1,500-foot block length has been exceeded in the South loop of the internal roadway. Public Works suggests the use of an eyebrow turn-around between blocks 35 & 36. If the applicant does not wish to install a turn-around, the local emergency response districts shall be contacted and shall approve the proposed configuration. (Department of Public Works) 2. The Change of Zone is conditional upon the following and that each shall be placed on the Change of Zone plat as notes, prior to recording: A. The PUD shall consist of thirty-eight(38)residential Lots and 25.55 acres of Common Open Space. The Change of Zone allows for Estate Zone District bulk requirements, except for the minimum lot size of 1.0 acres, and development sign standards, as indicated in the application materials on file in the Department of Planning Services and subject and governed by the Conditions of Approval stated hereon and all applicable Weld County Regulations. (Department of Planning Services) B. Water service shall be provided by the North Weld County Water District. (Department of Public Health and Environment) C. 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. Septic systems shall be designed for site specific conditions including, but not limited to, shallow groundwater, bedrock, gravel and/or clay. (Department of Public Health and Environment) D. Primary and secondary septic envelopes shall be placed on each lot. All septic system envelopes must meet all setback requirements. (Department of Public Health and Environment) E. At the Final Plat, the Covenants shall include activities such as permanent landscaping, structures, dirt mounds or other items are expressly prohibited in the absorption field site. (Department of Public Health and Environment) F. If required,the applicant shall obtain a storm water discharge permit from the Water Quality Control Division of the Colorado Department of Public Health and the Environment. Silt fences shall be maintained on the down gradient portion of the site during all parts of the construction phase of the project. (Department of Public Health and Environment) G. 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. (Department of Public Health and Environment) Falcon Ridge PUD-PZ-545, page 9 H. 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. (Department of Public Health and Environment) I. 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. (Department of Public Health and Environment) J. A Home Owner's Association (HOA) shall be established prior to the sale of any lot. Membership in the HOA is mandatory for each parcel owner. The HOA is responsible for liability insurance, taxes and maintenance of open space, streets, private utilities and other facilities. Open space restrictions are permanent. (Department of Planning Services) K. The site shall maintain compliance at all times with the requirements of Weld County Government. (Department of Planning Services) L. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code. (Department of Planning Services) M. A separate building permit shall be obtained prior to the construction of any structure, including any future entryway. Permits are required for any sign, bus shelter or access gate, if provided. (Department of Building Inspection) N. A plan review is required for each building for which a building permit is required. Two complete sets of plans are required when applying for each permit. Residential building plans may be required to bear the wet stamp of a Colorado registered architect or engineer. (Department of Building Inspection) O. 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; 2002 National Electrical Code and Chapter 29 of the Weld County Code. (Department of Building Inspection) P. 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 Weld County Code. (Department of Building Inspection) Q. Each residential building will require an engineered foundation based on a site-specific geo- technical report or an "open hole" inspection conducted by a Colorado Registered Professional Engineer. Engineered foundations shall be designed by a Colorado Professional Engineer registered in the State of Colorado. (Department of Building Inspection) R. 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 to determine compliance with offset and setback requirements. Offset and setbacks are measured from 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. (Department of Building Inspection) Falcon Ridge PUD-PZ-545, page 10 S. Any signs located on the property shall require building permits and adhere to Section 27-6- 90 of the Weld County Code. (Department of Planning Services) T. The property owner shall be responsible for complying with all regulations and requirements of Section 27 of the Weld County Code including the Performance Standards listed in Article II and Article VIII. (Department of Planning Services) U. Weld County Government Personnel shall be granted access onto the property at any reasonable time in order to ensure the activities carried out on the property comply with the Development Standards stated herein and all applicable Weld County regulations. (Department of Planning Services) V. The property owner shall be responsible for complying with all regulations and requirements of Section 27 of the Weld County Code including the Performance Standards listed in Article II and Article VIII. (Department of Planning Services) W. The applicant shall comply with Section 27-8-50 Weld County Code, as follows: Failure to submit a Planned Unit Development Final Plan- If a PUD Final Plan application is not submitted within three(3)years of the date of the approval of the PUD Zone District,the Board of County Commissioners shall require the landowner to appear and present evidence substantiating that the PUD project has not been abandoned and that the applicant possesses the willingness and ability to continue with the submission of the PUD Final Plan. The Board may extend the date for the submission of the PUD Final Plan application and shall annually require the applicant to demonstrate that the PUD has not been abandoned. If the Board determines that conditions or statements made supporting the original approval of the PUD Zone District have changed or that the landowner cannot implement the PUD Final Plan, the Board of County Commissioners may, at a public hearing revoke the PUD Zone District and order the recorded PUD Zone District reverted to the original Zone District. (Department of Planning Services) 4. Prior to recording the Change of Zone Plat: A. The applicant shall provide documentation demonstrating how the efficiency and nutrient reduction of the proposed enhancements will improve the quality of the effluent over standard systems. The intent of the study should be to demonstrate that the impact on local water quality of the septic system at the proposed densities is less than or comparable to septic systems on densities of 2.5 acres or greater. This documentation shall be submitted to the Department for review and approval prior to recording the Change of Zone plat. Written evidence of such shall be submitted to the Department of Planning Services. (Department of Public Health and Environment) B. A Septic System Management Plan shall be submitted to the Weld County Department of Public Health and Environment for review and approval. Written evidence of such shall be submitted to the Department of Planning Services. (Department of Public Health and Environment) C. The County's maximum block length is 1,500-feet as permitted by County Code Section 24- 7-40-E. A;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. Issues of concern must be resolved with the Public Works Department. (Department of Public Works) D. The applicant shall submit a digital file of all drawings associated with the Change of Zone application. Acceptable CAD formats are .dwg, .dxf, .dgn, (Microstation) acceptable GIS formats are .shp (Shape Files), Arclnfo Coverages and Arclnfo Export files format type is Falcon Ridge PUD- PZ-545, page 11 .e00. The preferred format for Images is .tif (Group 4) (Group 6 is not acceptable). (Department of Planning Services) 5. The Final Plan application shall adhere to Section 27-7-30 of the Weld County Code and shall specifically address the following: A. In accordance with Section 27-6-20.B. - Because the proposed uses differ between the Change of Zone and specific guide, additional review of the Final Plan by the Board of County Commissioners is warranted at a public hearing. (Department of Planning Services) B. The Final Plan application shall specify the Home Owner's Association method of trail,open space and/or landscape maintenance in accordance with the approved Landscape Plan. (Department of Planning Services) C. The Covenants for Falcon Ridge PUD shall be approved by the Weld County Attorney's Office prior to recording the final plat.At a minimum, the covenants shall address the issue of placement of landscape materials and other encumbrances over primary or secondary leachfields as outlined in the referral received from the Weld County Department of Public Health and Environment. (Department of Planning Services) D. 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, animal husbandry activities, or other activities that would interfere with the construction, maintenance, or function of the fields should be restricted over the absorption field areas while in use. (Department of Public Health and Environment) 6. Prior to submittal of the Final Plan plat: A. The applicant shall submit a digital file of all drawings associated with the Final Plan application.Acceptable CAD formats are.dwg, .dxf,and.dgn(Microstation);acceptable GIS formats are .shp (Shape Files), Arclnfo Coverages and Arclnfo Export files format type is .e00. The preferred format for Images is .tif(Group 4) ... (Group 6 is not acceptable). (Department of Planning Services) B. The applicant shall provide written evidence from Weld County School District RE-4(Windsor- Severance School District) which indicates that all district requirements have been met. (Department of Planning Services) C. State Highway 257 is a paved two lane road. The applicant will be required to build any necessary improvements to SH 257 directly resulting from impacts of the proposed development. The applicant shall submit an improvements agreement and any roadway plans with the final plat materials. Additionally, the applicant may be asked to enter into an agreement with the County to proportionately share costs of improvements as a result of increased traffic impacts. The costs will be based on a proportion of the traffic generated by the development to existing traffic. A detailed traffic impact study will be reviewed. The applicant must submit any proposed off-site agreement with the final plat application. This development will add approximately 363 daily vehicle trip ends to the County roadway system. (Department of Planning Services) D. The applicant shall submit covenants for Falcon Ridge PUD. The covenants shall be approved by the Weld County Attorney's Office prior to recording the final plat. Covenants shall address the issues of the Weld County Department of Public Health and Environment, at a minimum. (Department of Planning Services) Falcon Ridge PUD- PZ-545, page 12 E. The applicant shall submit paperwork addressing the creation of the HOA for Falcon Ridge PUD. (Department of Planning Services) F. The right-of-way for the internal roadway shall be dedicated to the County. (Department of Planning Services, Department of Public Works) G. The applicant shall submit approval of preliminary addresses and street name from the Postal Service, Fire District,Ambulance Services and Sheriffs Department. (Department of Planning Services) H. The applicant shall provide for a bus stop/pick up area at the entrance to Falcon Ridge PUD or provide written evidence from Weld County School District RE-4;the Weld County Sheriff's Office and the Postal Service indicating that an alternative was preferred. (Department of Planning Services) The applicant shall prepare a pavement design prepared by a professional engineer submitted with the Final Plan materials. (Department of Public Works) J. Easements shall be shown on the Final Plat in accordance with County standards (Section 24-7-60) and /or Utility Board recommendations. (Department of Public Works) K. Intersection sight distance triangles at the development entrance(s) 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. (Department of Public Works) L. 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. (Department of Public Works) M. Stop signs and street name signs will be required at all intersections and shown as a signing plan on final roadway plans. The current edition of the Manual on Uniform Traffic Control Devices (MUTCD) shall govern the signing plan. (Department of Public Works) N. Afinal drainage report stamped,signed and dated by a professional engineer licensed in the State of Colorado shall be submitted with the final plan application materials. (Department of Public Works) O. 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 engineer will be required to show stormwater (detention) detailed calculations in the sealed final drainage report. (Department of Public Works) P. 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 FIRM map. (Department of Public Works) Q. The applicant must show the proposed detention facility and corresponding easement on the final plan materials. The maintenance of the detention pond shall be addressed. (Department of Public Works) R. The drainage report shall address the concerns expressed by the ditch company in the letter submitted with the change of zone application (by The Dow Law Firm, LLC on behalf of the Windsor Reservoir&Canal Company, dated June 7, 2005). (Department of Public Works) Falcon Ridge PUD- PZ-545, page 13 S. The applicant shall prepare a construction detail for typical lot grading with respect to drainage for the final plan application. Front,rear and side slopes around building envelopes must be addressed. In addition, drainage for rear and side lot line swales shall be considered. Building envelopes must be planned to avoid storm water flows,while taking into account adjacent drainage mitigation. (Department of Public Works) T. Final drainage construction and erosion control plans (conforming to the drainage report) stamped,signed and dated by a professional engineer licensed in the State of Colorado shall be submitted with the final plan application. These plans (stormwater management plans) may be based on Urban Drainage methodology. (Department of Public Works) U. The applicant shall submit an on-site Improvements Agreement According to Policy Regarding Collateral For Improvements with the final plan application. These agreements must be reviewed by Public Works and shall be approved by the BOCC prior to recording the final plat. (Department of Public Works) W. The applicant shall submit an Improvements Agreement According to Policy Regarding Collateral for Improvements(Private Road Maintenance)with the final plan application. This agreement must be reviewed by Public Works and shall be approved by the BOCC prior to recording the final plat. (Department of Public Works) 7. Prior to recording the final plat: A. The applicant shall submit evidence to the Department of Planning Services that the required School District cash-in-lieu of land dedication fee has been paid. (Department of Planning Services) B. The applicant shall enter into Improvements Agreement According to Policy Regarding Collateral for Improvements. The agreement shall be approved by the Board of County Commissioners. (Departments of Planning Services and Public Works) C. The applicant shall submit Certificates from the Secretary of State showing the Homeowners Association has been formed and registered with the state. (Department of Planning Services) D. The applicant shall submit the appropriate recording fee (6$for the first page and $5 for all others) and a deed which transfers ownership of the outlot(s) to the Homeowners Association. (Department of Planning Services) E. The applicant shall submit a digital file of all drawings associated with the Final Plan application. Acceptable CAD formats are.dwg,.dxf,and.dgn(Microstation); acceptable GIS formats are .shp (Shape Files), Arclnfo Coverages and Arclnfo Export files format type is .e00. The preferred format for Images is .tif (Group 4) ... (Group 6 is not acceptable). (Department of Planning Services) 8. Prior to the release of any building permits: A. The applicant shall supply designated street signs and a stop sign at the appropriate location adjacent to the entrance of the subdivision. (Department of Building Inspection) B. A separate building permit shall be obtained prior to the construction of any structure, including any future entry way. Permits are required for any sign,bus shelter or access gate, if provided. (Department of Building Inspection) Falcon Ridge PUD-PZ-545, page 14 C. A plan review is required for each building for which a building permit is required. Two complete sets of plans are required when applying for each permit. Residential building plans may be required to bear the wet stamp of a Colorado registered architect or engineer. (Department of Building Inspection) D. 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; 2002 National Electrical Code and Chapter 29 of the Weld County Code. (Department of Building Inspection) E. 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 Weld County Code. (Department of Building Inspection) F. Each residential building will require an engineered foundation based on a site-specific geo- technical report or an "open hole" inspection conducted by a Colorado Registered Professional Engineer. Engineered foundations shall be designed by a Colorado Professional Engineer registered in the State of Colorado. (Department of Building Inspection) G. 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 to determine compliance with offset and setback requirements. Offset and setbacks are measured from 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. (Department of Building Inspection) Falcon Ridge PUD-PZ-545, page 15 DEPARTMENT OF PLANNING SERVICES cita NORTH OFFICE 918 10TH Street GREELEY, CO 80631 PHONE: (970) 353-6100, Ext. 3540 ' FAX: (970) 304-6498 W�`p c. SOUTHWEST OFFICE 4209 CR 24.5 LONGMONT, CO 80504 COLORADO PHONE: (720)652-4210. Ext. 8730 FAX: (720) 652-4211 August 30, 2005 WIPO LLC 1600 W. Horsetooth Rd Fort Collins CO 80526 Subject: PZ-545- Request for Change of Zone from Agriculture to PUD- Estate for 38 residential development with 26 acres more or less of open space located outside of an IGA or UGB; North of the Town of Windsor on a parcel of land described as Lot B of AmRE-1452; Pt SW4 of Section 4, T6N, R66W of the 6th P.M., Weld County, Colorado. Dear Applicant: Your application and related materials for the request described above are being processed. I have scheduled a meeting with the Weld County Planning Commission for November 1,2005, at 1:30 p.m. This meeting will take place in the Hearing Room, Weld County Environmental Health Department, 1555 N. 17' Avenue, Greeley, Colorado. It is recommended that you and/or a representative be in attendance to answer any questions the Planning Commission members may have. It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners. Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of all mineral estate owners 30 days prior to any public hearing. The applicant shall provide the Weld County Planning Department with written certification indicating the above requirements have been met. It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property or if the property is located within the comprehensive planning area of a town or municipality. Therefore,our office has forwarded a copy of the submitted materials to the Severance and Windsor Planning Commission for their review and comments. Please call Severance at 970-686-1218 and Windsor at 970- 686-7476 for further details regarding the date, time, and place of this meeting. It is recommended that you and/or a representative be in attendance at the Severance and Windsor Planning Commission meeting to answer any questions the Commission members may have with respect to your application. A representative from the Department of Planning Services will be out to the property a minimum of ten days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing time,date,and location. In the event the property is not adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place on the property and a second sign posted at the point at which the driveway(access drive) intersects a publicly maintained road right-of-way. The Department of Planning Services' staff will make a recommendation concerning this application to the Weld County Planning Commission. This recommendation will be available twenty-four(24)hours before the scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission hearing to make arrangements to obtain the recommendation. If you have any questions concerning this matter, please call. espectfully, m O• PI- PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS OCTOBER 31, 2005. THE SIGN SHALL BE POSTED ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. I, VONEEN MACKLIN, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE PLANNING COMMISSIONERS HEARING FOR PZ-545, REQUESTING A CHANGE OF ZONE FROM AGRICULTURE TO PUD- ESTATE FOR 38 RESIDENTIAL DEVELOPMENT WITH 26 ACRES MORE OR LESS OF OPEN SPACE LOCATED OUTSIDE OF AN IGA OR UGB; NORTH OF THE TOWN OF WINDSOR VONEEN MACKLIN Name of Person Posting Sign • . , SignatiirP of Persnn Pncting Sign STATE OF COLORADO ) ss. COUNTY OF WELD tvl The foregoing instrument was subscribed and sworn to me this 19 day of/them kir , 20O WITNESS my hand and official seal. • Notary Public My Commission Expires: � Ci ]/ EXHIBIT / 1,Cep jy/<�'� t v. ' tj v , ' - \: i 1 .f , j Yo ..:„! :,I i WLOc NOTICE Wineif, � A PUBLIC HEARING CONCERNING i ; Li , . T THIS PROPERTY WILL BE HELD AT: i II i I ' .i ON `,Cr#s. . 20 .AT i � : f i ' NAME a('Er I q¢.xln6 . I ! . I, . REQUEST .�..M tti°i" two" r`�e,e. ' i 1 ' t CASE NO. - ACRES i I FOR MORE INFORMATION CALL -.- ,',/ WELD COUNTY DEPARTMENT OF PLANNING SERVICES AT (970)353-0100 ext. 3540 y /' . '.t t I l 10 / 31 / 2005 - 4/r ■ r �-_ , ."; t 'ger issklik^-. _ • . 1• . Vii. t,_.��. Makitha I • • / 9. 19/ 31 / 2005 .1 Subdivision to the east of site X ., _. • �v r k it ' ,Y,f. l 1 , It. tl • A nn J' • S . 4041 .i≥fi ,fy//A. ..�J1(p %; r 1 :'1 ...,,./.".,...„ ill b� '� 4..'t'9, ! I! l r .y' . r 7 'ir ,, !7 ,51P r ` �rl 1Slll •n rl - N ,4Y t I.- 74.01.-, I Y1.1.11f:11% s' , -., l r _C Z oT A 10 / 31 / 2005 Home to the north, looking north on Hwy 257 F I I i "•, • + s% i— _gin . _ ..;-•! .j;; +'i.:. y�R��• `,_ ______-_- ++�. . I : i t t, i r -0 h SSdd �Nt Y I' Home to south , looking south o .25iWei 10 / 31 / 2005 u • : . .., • . t, Home to the west 10 / 31 / 2005 • i•• ' +. _ Ths .� 11 ' a. • .•22; gad alit aij 10 / 31 / 2005 Homes to the north, east side of Hwy 257 - G. 10 / 31 / 2005 View to the east across the site 09/27/2005 TUE 08:52 FAX 9706740762 ERICH E.EHRLICH 0 001 FIELD CHECK CASE NUMBER: PZ-545 DATE OF INSPECTION: APPLICANT'S NAME: Bret Larimer PLANNER: Kim Ogle REQUEST: Change of Zone from Agriculture to PUD- Estate for 38 residential development with 26 acres more or less of open space located outside of an IGA or UGB; North of the Town of Windsor LEGAL DESCRIPTION: Lot B of AmRE-1452; Pt SW4 of Section 4, T6N, R66W of the 6th P.M., Weld County, Colorado. LOCATION: East of and adjacent to SH 257 and 1/2 mile south of CR 74. LAND USE: N IA1r;«�hl�r� S S�I°a:v:S�vi W Ar't.. / 541:v ZONING: N A(Agricultural) E A(Agricultural) S A(Agricultural) W A(Agricultural) COMMENTS: S1ZU.s 61,ye.,--t P.C. Member FIELD CHECK inspection date: October 6, 2005 CASE NUMBER: PZ-545 APPLICANT: WIPO, LLC; c/o Bret Larimer, 1600 West Horsetooth Road, Fort Collins, CO 80526 LEGAL DESCRIPTION: Lot B of AmRE-1452; being part of the SW4 of Section 4, T4N, R66W of the 6th P.M., Weld County, Colorado LOCATION: 0.25 mile North of County Road 72; east of and adjacent to Highway 257 Zonino I and Use N A(Agricultural) N Agricultural/Residential with Outbuildings and Agricultural Fields E A(Agricultural) E County Residential Subdivisions- Moriah Estates PUD and Shiloh Estates PUD S A(Agricultural) S Windsor Residential Subdivision-North Shores at Windsor W A(Agricultural) W Agricultural/Proposed Residential Subdivision COMMENTS: Property is in agricultural production. Visual inspection identified an irrigation ditch on property. There are two multiple parcel subdivisions to the east of this proposed development in unincorporated Weld County. To the south is a Windsor subdivision of multiple lots. Adequate infrastructure is present, i.e., power,telephone, and water. Access will be off of SH 257 a two lane highway with gravel shoulders. Speed is posted at 65 MPH. Property slopes to east and south. one Ma Planner Vone Macklin,, Planning Tech WELD COUNTY, COLORADO DEPARTMENT OF PLANNING SERVICES . • - 918 10TH STREET GREELEY,CO 80631 PHONE:970453-6100,EXT.3540:F FAXo-970-304-6498 Date: k C '%> "V 20 v Receipt No. +. C 35 Received From: r t ,. '- '"" I It f Permit Type No. Description - Fee 4221-RE/SE 4221-ZPMH ' 4221-USR 4221-SITE PLAN REVIEW S " ' %j 4221 CHAT GEAF ZONE hit 17 nn 4221-PUD 4221-MINOR/MAJOR SUB . . t22,, #OF BUILDABLE LOTS • 4221-ADDITIONAL 30% : ' FEE FOR SUB's 4221-RE-SUBDIVISIONS . 4221-BOA 4221-FHDP/GHDP 4430-MAPS/POSTAGE - 4430-COPIES 4730-INVESTIGATION FEE • 6560-RECORDING FEE' - MISC. • OCASH EICHECK NO. 2 S it i , TOTAL FEE Sd B�:f J• / -'• "I ' Receipted_; • i.� ��/Y DL# �'� ,�' , ,� Exp. . Cline e APPLICATION FLOW SHEET COLORADO APPLICANT: Bret Larimer,c/o WIPO,LLC CASE#: PZ-545 REQUEST: Change of Zone from Agricultural to PUD-Estate for a 38 Lot residential development with 26 acres more or less of open space located outside of an IGA and UGB;North of the Town of Windsor. (Falcon Ridge PUD) LEGAL: Lot B of 2AmRE-1452 being part of the SW4 of Section 4,Township 6 North, Range West LOCATION: East of and adjacent to SH 257,and 0.5 miles South of CR 74 VVV PARCEL ID#: 0807-04-300046 ACRES: 71 +1- 8ITUS: 35148 SH 257,Windsor,CO DATE BY Application Received 8-29-2005 DROP-SL Application Complete(Pending Water Agreement Approval from LM) 9-=2005 Ogle PC Hearing Date: 11-1-2005 Action: tonv A fo t, —)S Na ''�-- Utility Board Date: °�tt4 1—D PC Sign to be Posted By: 10-14-2005 PC Sign Posted lb'9jl-d5 NM Referrals Listed- File Assembled cat 5Z)l05 tinm Referrals Mailed Chaindexed Letter to Applicant Mailed Date Public Notice Published in County Newspaper Surrounding Property&Mineral Owners Notified Field Check by DPS Staff t 6 ,-(o P't Y•p Planning Commission Resolution Sent to Applicant Planning Commission Meeting Minutes Filed in Case Case Sent to Clerk to the Board CC Hearing: Action: CC Sign to be Posted By: CC Sign Posted Overlay Districts Zoning Agricultural Airport Yes_ No Road Impact Yes_X_ No_ Geologic Yes_ No Flood Hazard Yes No Z Panel#080266 0000 C 01(6,6b t { Hello