HomeMy WebLinkAbout20061516.tiff Weld County Sheriffs
Office
Memo
"The
from Cdr.J.D.Broderius
new November 18,2005
Ilse
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The Sheriffs Office recommends the following improvements for this housing sub-division:
1. The Sheen Office requests that builders and developers designate an area by the entrance of
the subdivision in which to piece a shelter fix school chidren awaiting the school bus. This
area should also include a pull off for the school bus which enables It to safely load and unload
children out of the roadway.
2. Either mad disbbuYron within the sub-division or a antral drop off location within the sub-division
should be developed so that residents do not have to aoss a county road to obtain their mall.
3. A permanent sign should be placed at the entrance to the subdivision detaling the name of the
sub-division.address,and a graphical presentation of the roadways within the subdivision.
There should be a plan developed to maintain this sign.
4. If the roadways within this subdivision ars not maintained or adopted by the county,individuals
purchasing property in this sub-division should be notified that the Sheriffs Office will have
limited traffic enforcement powers.
5. A plan should be developed to maintain roadways within the sub-division especial/during
inclement weather conditions for emergency vehicles.
6. The Sheriffs Office is very supportive of homeowner funded homeowner's associations. These
associations provide a aortal for the Sheriffs Office and a means of maintaining common
areas.
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7. If there we of or gee production fealties%thinn this subdivision,they need to be fenced off In
order to mitigate the potential for tampering. These facilities are known to create an attractive
nuisance for young people. Tampering riot only aisles a significant danger to safety but also of
environmental damage with a ttencive mitigation aid ciean-p costs.
8. Tne names of all streets within the sub-division should be presented to the Sheriffs Office for
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approval. This will eliminate duplication of street names wan the county.
The Sheriffs Office lades the ability to absorb any additional service demand without the resources
recommended in the mufti-Ivor plan provided to the Weld County Board of County Commissioners or as
indicated by growth not considered at the time the plan was developed. I have no other comments on this
Proposal.
EXHIBIT
2006-1516 1 _
Weld County Sheriffs
Office
M e mo
r Kim Ogle iec/����70_�---
From: Ken Poncelow
Date: January 26,2006
Re: PZ-1097
The Sheriffs Office recommends the following improvements for this housing sub-division:
1. The Sheriffs Office requests that builders and developers designate an area by the entrance of
the sub-division in which to place a shelter for school children awaiting the school bus. This
area should also include a pull off for the school bus which enables it to safely load and unload
children out of the roadway.
2. Either mail distribution within the sub-division or a central drop off location within the sub-division
should be developed so that residents do not have to cross a county road to obtain their mail.
In plan.
3. A permanent sign should be placed at the entrance to the subdivision detailing the name of the
sub-division, address, and a graphical presentation of the roadways within the subdivision.
There should be a plan developed to maintain this sign.
4. If the roadways within this sub-division are not maintained or adopted by the county, individuals
purchasing property in this sub-division should be notified that the Sheriffs Office will have
limited traffic enforcement powers.
5. A plan should be developed to maintain roadways within the sub-division especially during
inclement weather conditions for emergency vehicles.
6. The Sheriffs Office is very supportive of homeowner funded homeowner's associations. These
associations provide a contact for the Sheriffs Office and a means of maintaining common
areas.
7. If there are oil or gas production facilities within this sub-division,they need to be fenced off in
order to mitigate the potential for tampering. These facilities are known to create an attractive
nuisance for young people. Tampering not only creates a significant danger to safety but also of
environmental damage with extensive mitigation and clean-up costs.
8. The names of all streets within the sub-division should be presented to the Sheriffs Office for
approval. This will eliminate duplication of street names within the county. Approved.
9. The Sheriffs Office encourages Law Enforcement Authorities to provide additional funding for
law enforcement requirements in the future.
1
The Sheriff's Office lacks the ability to absorb any additional service demand without the resources
recommended in the multi-year plan provided to the Weld County Board of County Commissioners or as
indicated by growth not considered at the time the plan was developed. I have no other comments on this
proposal.
• Page 2
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December 16, 2005
RECE/VED
Kim Ogle
Weld County Planning Department
918 10th St.
Greeley, CO 80501
RE: School bus access for Keller Estates {Situate in the N% of the NW of Section 6, T3N, R68W)
Dear Kim:
The purpose of this letter is to verify that the location of a bus turnaround near the entrance to Keller
estates is acceptable to the School District, as indicated on the site plan dated November 15, 2005. This
site plan shows a turnaround 78 feet off Weld County Road 1, with a radius greater than the 40 foot
minimum required by the District. This turnaround will allow buses to reverse direction along Weld
County Road 1 near the northern border of our school district.
Sincerely
Glen Segrue, AICP
Cc: Tom Radigan
EXHIBIT
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY, LONGMONT,CO 80501.
SCOTT TOILLION,DIRECTOR.PHONE 303-682-7229. FAX 303-682-7344.
St. v ram Valley
School District
January 26,2006
Kim Ogle
Weld County Planning Department
918 10th St.
Greeley, CO 80631
RE: Keller Estates Change of Zone {Situate in the N%of the NW Ya of Section 6, T3N, R68W)
Dear Kim:
Thank you for referring Keller Estates Change of Zone to the School District. The District has reviewed the
development proposal in terms of (1) available school capacity, (2) required land dedications and/or cash-in-lieu
fees and (3) transportation/access considerations. After reviewing the above proposal, the School District finds
that it cannot support this proposed development at this time. The reasons for this position are as follows:
• The 125% Capacity Benchmark is expected to be exceeded at the elementary and middle schools in
this feeder and there is insufficient capacity to support this development.
• No additional elementary or middle school capacity is planned for this feeder from the 2002 School
Bond. Additional capacity at these levels will only likely become available through another voter-
approved school bond or through the pooling of voluntary mitigation funds contributed by developers.
• Additional high school capacity will become available as High School 5, approved under the 2002
Bond, is constructed in the next 5 years. This facility's capacity is included in calculations used in this
referral, but until it is constructed, there may be short-term crowding at Skyline High School.
Should this development be approved, the options for managing the short and long term overcrowding in these
schools may include adding modular classrooms and implementing split or staggered schedules as needed. Other
options may include, but not be limited to, implementing year-round schools or asking voters to approve new
bonds for additional school facilities or a mill levy for additional operating funds. It should be noted that a lack of
operating funds may be a factor in delaying construction and occupancy of new school facilities in this area.
Detailed information on the specific capacity issues, the land dedication requirements and transportation impacts
for this proposal follow in Attachment A. A land dedication is required with this project and there are comments on
pedestrian access included in the attachment. The recommendation of the District noted above applies to the
attendance boundaries current as of the date of this letter. These attendance boundaries may change in the future
as new facilities are constructed and opened. If you have any further questions or concerns regarding this referral,
please feel free to contact me via e-mail at seprue glen@stvrain.k12.co.us or at the number below.
Sincerely,
Glen Segrue, AIOP
Planning Specialist
Enc.: Attachment A—Specific Project Analysis
Cash-in-lieu chart
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY, LONGMONT,CO 80501.SCOTT
TOILLION,DIRECTOR.PHONE 303-682-7229. FAX 303-682-7344.
ATTACHMENT A- Specific Project Analysis
PROJECT: Keller Estates Change of Zone
(1) SCHOOL CAPACITY
The Board of Education has established a District-wide policy of reviewing new development projects in terms of the
impact on existing and approved school facilities within the applicable feeder system. Any residential project within the
applicable feeder that causes the 125% school benchmark capacity to be exceeded within 5 years would not be
supported. This determination includes both existing facilities and planned facilities from a voter-approved bond. The
building capacity, including existing and new facilities, along with the impact of this proposal and all other approved
development projects for this feeder is noted in the chart below.
CAPACITY INFORMATION CAPACITY BENCHMARK
(includes projected students,plus developments student impact)
School Building Stdts. Stdt. 2005-2006 2006-2007 2007-2008 20O8-2009 2009-2010
Level Capacity Oct-05 Impact Stdts Cap. Stdts Cap. Stdts Cap. Stdts Cap. stdts cap.
Elementary 504 442 3 442 88% 505 100% 570 113% 629 125% 683 136%
Middle 360 319 1 319 89% 342 95% 372 103% 426 118% 462 128%
High School' 2073 1382 2 1382 67% 1535 74% 1618 78% 1707 82% 1785 86%
Total 4272 6 2143 2382 2560 2762 2930
`combines capacities of existing schools and those approved in the 2002 bond that will alleviate this feeder
Specific comments concerning this proposal regarding School Capacity are as follows:
• Specific Impact - This application will add 9 new single-family dwelling units with a potential impact of 6
additional students in the Mead Elementary, Mead Middle and Skyline High School Feeder.
• Benchmark Determination - Of the schools in this feeder, Mead Elementary and Mead Middle Schools are
projected to exceed 125% of capacity in 5 years with students from this development. The School District is
therefore not supporting this application at this time.
• Additional Capacity Impacts- An additional high school is available for the Weld County area through the 2002
bond approval, however, the Board of Education has not yet determined an opening date for this facility. The
Board of Education does expect this facility will be constructed within the next 5 years.
• Mitigation Options — The Weld County and the developer should also be aware that the School Board has
developed a mitigation policy that would assist in providing capacity for the new students in this subdivision.
Under the policy, should an applicant wish to begin construction on a residential development prior to the
District's ability to provide additional capacity, the applicant may mitigate the development's impact on the
feeder by agreeing to a voluntary, per-unit payment. Funds would be used to provide permanent or temporary
capacity within the impacted feeder. Projects participating in voluntary mitigation will not be opposed by the
District. The Planning Department would be happy to discuss this type of mitigation for the proposal with either
the town or developer.
• Phasing- The District would appreciate a phasing plan from the developer to better determine enrollment and
capacity impacts on the affected schools.
(2) LAND DEDICATIONS AND CASH IN-LIEU FEES
School District policy requires that the applicant either dedicate land directly to the School District along with provision of
the adjacent infrastructure and/or pay cash-in-lieu (CIL) fees based on the student yield of the development. CIL fees
only provide funds for land acquisition, which is only a small component of providing additional school capacity for a
feeder. Specific comments regarding land dedications and CIL fees for this referral are as follows:
• Dedication and/or Cash-in-lieu Requirements-The School District is not anticipating the need for another school
site in this area. Since no land dedication is required, Cash in-lieu fees will be assessed per the attached chart.
• Number of Units covered by dedication/cash-in-lieu—All units in this development would be subject to CIL fees.
• Dedication/Cash-in-lieu Procedures - Cash-in-lieu payments are to be made to the St. Vrain Valley School
District Business Office—395 S. Pratt Parkway, Longmont, CO.
31 TRANSPORTATION/ACCESS
Transportation considerations for a project deal with bussing and pedestrian access to and from the subdivision.
Pedestrian access, in particular, is an important goal of the School District in order to facilitate community connection to
schools and to minimize transportation costs. Specific comments for this application are as follows:
• Provision of Busing- Busing for this project, under the current boundaries, would most likely be provided.
• Pedestrian/Access Issues —Because of this property's rural location, pedestrian access is not an issue for this
referral.
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY,LONGMONT,CO 80501.SCOTT
TOILLION,DIRECTOR.PHONE 303-682-7229. FAX 303-682-7344.
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Weld County Referral
WIIDe.
December 30, 2005
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Breakneck Weld Properties Case Number PZ-1097
Please Reply By January 27, 2006 Planner Kim Ogle
Project Change of Zone from A (Agriculture)to PUD for 9 lots with E (Estate)Zone Uses.
Legal N2NW4 of Section 6, T3N, R68W of the 6th P.M., Weld County, Colorado.
Location East of and adjacent to CR 1; south of and adjacent to CR 38 Section Line.
Parcel Number 12 06 00 04Y
The application is submi ojrou fpr evibw and recommendation. Any comments or recommendation you
consider relevant to this reque uld be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) March 21, 2006
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
tg. We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
t �
^
Comments: `�� �1 xt`'nf � rc i C WJ ?"4Ctw&c$L-1 lr)
Signature rries.a0LAS Dateta
Agency ZO(t.tl1/49tON(kA4rr 4Q
+Weld County Planning Dept. ❖918 10'Street,Greeley, CO. 80631 4(970)353-6100 ext.3540 4(970) EXHIBIT
LT_
01/05/2006 10:41 ST. DRAIN SANITATION DISTRICT 3 819703046498 NO.012 D01
,> 11 E � � aounptyReferral
1 I� December 30, 2005
JAN 0 4 ZOos U
C. By
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Breakneck Weld Properties Case Number PZ-1097
Please Reply By January 27, 2006 Planner Kim Ogle
Project Change of Zone from A(Agriculture)to PUD for 9 lots with E (Estate)Zone Uses.
Legal N2NW4 of Section 6, T3N, R6BW of the 6th P.M., Weld County, Colorado.
Location East of and adjacent to CR 1; south of and adjacent to CR 38 Section Line.
Parcel Number 1207 06 00004
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) March 21, 2006
D We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: r J ,I v0 r (if O
lk SGIrIJr?G ca.rea
Signature Date /4/0lO
Agency <'Uoj Q
+Weld County Planning Dept. +016 10'"Street, Greeley,CO. 80631 +(970)353.6100 ext.3540 +(970)304.649:
EXHIBIT
I �$_
Longmont Conservation District
9595 N'el.con Road. Box D -Lun,K'wonl. Colorado 8050/ - hone(303) '7i-4031—Fax(303) 684-9S93
Site Review Memo
To: Longmont CD Board
From: Nancy McIntyre
Subject: (List site name, location, Permit#, Purpose, etc.)
Breakneck Weld Properties, Case#PZ-1097. East of and adjacent to WCR 1, south of
and adjacent to WCR 38 section line. Change of zone from A to PUD for 9 lots with Estates Zone
uses.
Prime Farmland:
Very small area of property is prime farmland.
Water Quality:
lsh Ditch runs through the property. The developer has met with the ditch company and
is complying with their requests.
Noxious Weed Control:
There is no mention of a noxious weed plan in the information received. We suggest a
noxious weed plan be developed with the Weld County Weed Department to mitigate a weed
problem before and during construction. Also a dirt blowing plan should be developed.
Soils Limitations:
The information received includes addressing the soils limitations in the area.
Other concerns:
Summary comments:
EXHIBIT
C'O1V5'ER 1.-1 TlON-DE I"ELOP.AIEN'T-SELF GOI'ER V t IF;VT
JRN-12-2006(THU) 10: 31 Berthoud Fire Protection Dist (FAX)970 532 MA P 002/002
(it Weld County Referral
December 30, 2005
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Breakneck Weld Properties Case Number PZ-1097
Please Reply By January 27, 2006 Planner Kim Ogle
Project Change of Zone from A(Agriculture) to PUD for 9 lots with E (Estate)Zone Uses.
Legal N2NW4 of Section 6, T3N, R68W of the 6th P.M., Weld County, Colorado.
Location East of and adjacent to CR 1; south of and adjacent to CR 38 Section Line.
Parcel Number 1207 06 00004
. , . . . •
..
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) March 21, 2006
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
4 We have reviewed the request and find no conflicts with our interests.
J See attached letter.Comments: Sif cyzy/JJ
r1ion Celt
idtSignature Date /
Agency / QG
('Weld County Planning Dept. +918 10'"Street,Greeley,C0. 80831 0(070)353-6100 ext.3540 x(370)304-6498 fax
EXHIBIT
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER of c
?�)ivision of Water Resources ��o�
)epartment of Natural Resources He , I
1313 Sherman Street, Room 818 I' �"
Denver,Colorado 80203 i A�tm y
Phone(303)866-3581 January 9, 2006
FAX(303)866-3589
Bill Owens
www.water.state.co.us Governor
Weld County Planning Department
Russell George
Mr. Kim Ogle GREELEY OFFICE Executive Director
Weld County Planning Department 77 L Hal D.Simpson,P.E.
918 10th Street JAN J. �1 QU State Engineer
Greeley, Co 80631 RECEIVED
Re: Keller Estates
Case No. PZ-1097
N1/2 NW1/4 of Sec. 6, T3N, R68W, 6th P.M.
Water Division 1,Water District 4
Dear Mr. Ogle:
We have previously reviewed the above referenced proposal to subdivide a 76.55-acre parcel into
9 single-family residential lots by our letter dated June 28, 2005. Proposed Lot 9 will incorporate the
existing residence, however the home will be removed and a new house will be built. The Water Supply
Information Summary Form included in the referral material indicates that the household use water
requirements are 625 gallons per day per lot resulting in a total demand for the subdivision of 6.3 acre-feet
per year. The estimate of water requirements appears to be high for the uses identified. Typical water use
estimates for inside uses for a single-family dwelling are in the range of 80 gallons per person per day with
an estimated 3.5 persons per dwelling. No outside water uses were identified for any of the nine
residential lots.
The proposed water source for this development is still listed as the Little Thompson Water
District ("District"). A letter of commitment for service from the District was also included in the referral
material. Based on the above-mentioned letter, the District is committed to providing water service to 8
additional lots in the subdivision. According to the information provided, the District currently provides
water service to the existing residence on the property through tap no. 356 and will continue to serve this
tap. Based on current information on file in this office, the District will require the developer to purchase
and transfer to the District 1.4 shares of Colorado Big Thompson (CBT)water per lot prior to the tap
activation.
As previously mentioned in our letter dated June 28, 2005 and pursuant to Section 30-28-
136(1)(h)(II), C.R.S., the State Engineer's office offers the opinion that contingent upon water service
being provided by the District to all nine lots, the proposed water supply will not cause material injury to
existing water rights and the supply is expected to be adequate. We still recommend that the County
obtain a signed copy of the water service agreement from the District prior to the final approval of the
development.
If you have any questions in this matter, please contact loana Comaniciu of this office.
Sincerely,
15-7 Dick Wolfe, P.E.
Assistant State Engineer
cc: Jim Hall, Division Engineer
Fred Renner, Water Commissioner, District 4 EXHIBIT
Water Supply Branch
DW/IC/Keller Estates j '
DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
NORTH OFFICE
918 10`"Street
GREELEY, COLORADO 80631
I PHONE (970) 353-6100, EXT.3540
FAX (970) 304-6498
O SOUTHW EST OFFICE
4209 CR 24.5
COLORADO LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
FAX (720)652-4211
January 20, 2006
Change of Zone from A (Agricultural)to PUD for 9 lots with E (Estate)Zone Uses.
PZ-1097
1. A separate building permit shall be obtained prior to the construction of any structure including any future
entry way and or gates.
2. 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.
3. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of permit
application. Current adopted codes include the 2003 International Residential Code; 2003 International
Building Code; 2003 International Mechanical Code; 2003 International Plumbing Code; 2003 International
Fuel Gas Code; 2002 National Electrical Code and Chapter 29 of the Weld County Code.
4. Each residential building will require an engineered foundation based on a site-specific geotechnical report
or an open hole inspection performed by a Colorado registered engineer. Engineered foundations shall be
designed by a Colorado registered engineer.
5. Fire resistance of walls and openings, construction requirements, maximum building height and allowable
areas will be reviewed at the plan review. Setback and offset distances shall be determined by the Zoning
Ordinance.
6. Building height shall be measured in accordance with the 2003 International Building Code for the purpose
of determining the maximum building size and height for various uses and types of construction and to
determine compliance with the Bulk Requirements from Chapter 23 of the Weld County Code. Building height
shall be measured in accordance with Chapter 23 of the Weld County Code in order to determine compliance
with offset and setback requirements. When measuring buildings to determine offset and setback
requirements, buildings are measured to the farthest projection from the building. Property lines shall be
clearly identified and all property pins shall be staked prior to the first site inspection.
Please contact me for any further information regarding this project.
Sin ely,
fl?°
il
Building Official
EXHIBIT
I
oricaTh,:t , MEMORANDUM
AIM
TO: Kim Ogle, Planning DATE: 23-Jan-2006
W� D O FROM: Jesse Hein, Public Work p ent
COLORADO SUBJECT: PZ-1097 Keller Estates Minor Subdivision(Zone Change)
Weld County Public Works Department has reviewed this zone change request. Comments made during this phase of
the subdivision process may not be all-inclusive, as other concerns or issues may arise during the remaining
application process.
Comments
General Comments:
❑ The Keller Elstates Minor Subdivision is planned for up to 9 single-family residential building sites.
❑ The applicant shall address the ownership of the pedestrian bridge shown on the lot line between lots 6 and 7. It appears this is a
shared bridge between lots 6 and 7.
External Roadways:
❑ This development will introduce 86 additional(9.57 x 9) vehicle trips per day to the off-site roadway system based on 9 single-
family residential homes. Based on the proposal of limited development and anticipated low transportation impact on
surrounding roads,a traffic study is currently not required.
U CR 1 is classified by the County as a collector road (Weld County Roadway Classification Plan, June 2002) adjacent to the
proposed development requiring an 80-foot right-of-way. The applicant shall verify the existing right-of-way and the documents
creating the right-of-way shall be noted on the change of zone plat.
Internal Roadways:
❑ Internal roads shall meet Weld County criteria for a PUD. The internal roadway right-of-way shall be sixty (60) feet in width
including cul-de-sacs with a sixty-five(65) foot radius, and dedicated to the public. The typical section of interior roadway shall
be shown as two 12-foot paved lanes with 4-foot gravel shoulders on the change of zone plat. The cul-de-sac edge of pavement
radius shall be fifty(50) feet. Stop signs and street name signs will be required at all intersections. Roadside drainage shall be
contained within the right-of-way.
o The typical roadway section shown on the change-of-zone plat must be amended to show the 8" Aggregate Base
Course as recommended in the Geotechnical Engineering Report. The report also suggests 4" of asphalt pavement
for the typical roadway section.
❑ The applicant must provide a pavement design prepared by a professional engineer along with the final plat submittal.
❑ Easements shall be shown on the final plat in accordance with County standards (Sec.24-7-60) and / or Utility Board
recommendations.
❑ The applicant shall maintain Public Service right-of-ways and easements.
❑ The applicant may restrict construction traffic to ensure CR 1 remains clean and free of debris.
U 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.
❑ The applicant shall submit to Public Works stamped,signed and dated final plat drawings and roadway/construction&grading
plan drawings for review with the final plan application and approval. Construction details must be included.
❑ Stop signs and street name signs will be required at all intersections and shown as a signing plan on final roadway plans. The
current edition of the Manual on Uniform Traffic Control Devices(MUTCD)shall govern the signing plan.
❑ The applicant shall submit Improvements Agreements According to Policy Regarding Collateral for(on-site) Improvements with
the final plan application. These agreements must be reviewed by Public Works and shall be approved by the Board of County
Commissioners(BOCC)prior to recording any final plat.
o The improvements agreement for public road maintenance shall be required prior to infrastructure construction.
EXHIBIT
Page 1 of 2
Drainage:
❑ A final drainage report stamped, signed and dated by a professional engineer licensed in the State of Colorado shall be submitted
with the final plan application. The 5-year storm and 100-year storm drainage studies shall take into consideration off-site flows
both entering and leaving the development. Increased runoff due to development will require detention of the 100-year storm
developed condition while releasing the 5-year storm existing condition. The final drainage report shall include a flood hazard
review documenting any FEMA defined floodways. The engineer shall reference the specific map panel number, including date.
The development site shall be located on the copy of the FEMA map.
❑ The applicant shall confirm flow rates in the northwest corner of the property along CR 1.
❑ The applicant shall incorporate a comment in the neighborhood notification letter regarding the proposed concentrated flow of
storm water(not empirical sheet flow).
❑ The applicant shall coordinate with the neighbors regarding the Supply Irrigation Easement on lots 8 and 9.
❑ 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.
❑ Final drainage construction and erosion control plans (conforming to the drainage report) stamped, signed and dated by a
professional engineer licensed in the State of Colorado shall be submitted with each final plan (phase) application. These plans
(stormwater management plans)may be based on Urban Drainage methodology.
Recommendation
❑ The Public Works Department recommends approval of this zone change based on the above observations.
The applicant shall address the comments listed above at the specific step of the review process stated. The review
process will continue only when all appropriate elements have been submitted. Any issues of concern mast be
resolved with the Public Works Department prior to recording the change of zone and fugal fiat.
PC: PZ-1097 Keller Estates Minor Subdivision(Zone Change)
Email&Original: Planner:Kim Ogle
PC by Post: Applicant:Breakneck Weld Properties, LLC.
PC by Post: Engineer:John S. Cowan, P.E. w/Paramount Engineering, Inc.
Page 2 of 2
Weld County Planning Department
GREELEY OFFICE
JAN 2 E 2006
6it \REcEivE1Memorandum
TO: Kim Ogle, W.C. Planning
DATE: January 24, 2006
COLORADO FROM: Pam Smith, W.C. Department of Public Health(9,}
and Environment
CASE NO.: PZ-1097 NAME: Breakneck Weld Properties/Keller Estates
The Department has reviewed this application. The applicant proposed a 9 lot PUD on 76.6 acres. The
minimum proposed lot size, 7.43 acres, and coupled with an overall density of one septic system per 8.5 acres
does meet current Department policy. Improvements are located on the proposed Lot 9 (house and several
outbuildings), including an undocumented septic system. The existing house, garage, lean-to shed and
adjacent fencing will be removed and the existing septic system will be properly abandoned during the
infrastructure construction phase.
The application has satisfied Chapter 24 of the Weld County Code in regard to water and sewer service. Water
service will be provided by Little Thompson Water District. A commitment letter from Little Thompson Water
District was submitted with the application materials. Sewer will be provided by individual sewage disposal
systems.
The preliminary percolation data conducted by Terracon and dated November 8, 2005 indicates that most if not
all of the site will be engineer design systems due to shallow bedrock (2 to 7 feet) and/or because of poor
percolation rates (34 to 480 minutes per inch). The applicant has designated 2 acre building envelopes on
each site and the primary and secondary septic envelopes will be placed within this 2 acres. This is
acceptable; however, they have not been designated on the proposed Change of Zone plat submitted in the
application. The engineer estimates the envelope sizes to be between 2600 and 5300 square feet.
The Ish Ditch bisects the proposed Lot 6; there are also small unlined ditches on the property, the status of
which are unknown at this time. All primary and secondary septic envelopes must meet the 50 foot setback
from ditches on the property (a regulation change since the last comments). The applicant has indicated that
they will place language in the covenants protecting the septic envelopes as requested. The covenants should
state that activities such as landscaping (i.e. planting of trees and shrubs) and construction (i.e. auxiliary
structures, dirt mounds, etc.) activities are expressly prohibited in the designated absorption field envelope.
The applicant has satisfactorily addressed the well identified during the Sketch Plan comments.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from Little Thompson Water District.
2. This subdivision is in rural Weld County and is not served by a municipal sanitary sewer system.
Sewage disposal shall be by septic systems designed in accordance with the regulations of the
Colorado Department of Public Health and Environment, Water Quality Control Division and the
Weld County Code in effect at the time of construction, repair, replacement, or modification of the
system.
3. Primary and secondary septic envelopes shall be placed on each lot. All septic system envelopes
EXHIBIT
b ��
must meet all setbacks, including the 100-foot setback to any well.
4. Language for the preservation and/or protection of the absorption field envelopes shall be placed in
the development covenants. The covenants shall state that activities such as permanent
landscaping, structures, dirt mounds or other items are expressly prohibited in the absorption field
site.
5. Any abandoned septic system must comply with the Weld County Code Section 30-4-20 (D). The
applicant should contact the Department to update existing septic permits for those systems that
have been abandoned.
6. A stormwater discharge permit may be required for a development/redevelopment/construction site
where a contiguous or non-contiguous land disturbance is greater than or equal to one acre in area.
Contact the Water Quality Control Division of the Colorado Department of Public Health and the
Environment at www.cdphe.state.co.us/wq/PermitsUnit for more information.
7. 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.
8. 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.
9. 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.
10. "Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County Code shall be
placed on any recorded plat.
O:\PAM\Planning\chzone\pz-1097 Breakneck Weld Properties.RTF
STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY
Department of Natural Resources
1313 Sherman Street, Room 7'VeId
Denver,Colorado 80203 County Plana' I ' '~ '
Phone 303.866.2611 GREELEY a Department I 1 2 li jj Lr
Fax 303.866.2461OFFICE
FEB 0 3 2006 DEPATMENT OF
NARTURAL
RECEIVED RESOURCES
January 26, 2006 L Bill Owens
Governor
Kim Ogle Russell George
Legal Description: Executive Director
Weld County p Vincent Matthews
Department of Planning Services NA of the NW%,of Section 6,
p m T3N, R68W of the 601 P.M. Division
Geolo Geologist
and
918 10 Street e
Greeley, CO 80631
Subject: Follow-up to Keller Estates PUD
Case Number PZ-1097; Weld County, CO; CGS Unique No. WE-06-0031
Dear Mr. Ogle:
Colorado Geological Survey has completed its review of the Keller Estates applicant's follow-up materials,
including Preliminary Percolation Testing results by Terracon(November 8, 2005), and responses to the
planning department's comments on the sketch plan submittal.
The comments presented in my Keller Estates letter, dated July 25, 2005, have been adequately addressed
by the applicant. However, I have two additional comments related to septic systems:
I agree with Terracon's statement in their Preliminary Percolation Testing report that"Based on the
preliminary field test results and data, it appears that septic systems on the site will need to be designed by
a registered professional engineer on most, if not all of the lots due to shallow bedrock conditions and/or
poor soil percolation characteristics." Since engineered systems of all types generally require more
maintenance and have a shorter life than standard septic systems, even when properly maintained,
potential buyers of these properties should be informed, through a plat note or other means, that
engineered septic systems will likely be required.
Terracon also states that"septic fields need to be located at least 100 feet from streams, intermittent streams
and irrigation ditches." The building envelopes on proposed lots 6 and 7 should be reconfigured, if
necessary, to specifically exclude all land within 100 feet of the Ish Ditch.
Thank you for the opportunity to review and comment on this project. If you have questions or need
clarification of issues identified during this review,please call me at (303) 866-2001, or e-mail
jill.carlson@state.co.us.
Sincerely,
EXHIBIT
E Carlson, C.E.G.
Engineering Geologist
WE-06-0031_I Keller Estates 2
2:49 PM,01/26/2006
STATE OF COLORADO LO��O Bill Owens, Governor
DEPARTMENT OF NATURAL RESOURCES p La
DIVISION OF WILDLIFE is?
y
AN EQUAL OPPORTUNITY EMPLOYER O 0"
F
Bruce McCloskey, Director
6060 Broadway For Wildlife-
Denver,Colorado 80216 For People
Telephone:(303)297-1192
January 26,2006
Weld County Planning
Kim Ogle
918 10ih Street
Greeley,CO 80631
Subject: Breakneck Weld Properties, case number PZ-1097
Dear Kim:
The Colorado Division of Wildlife has checked and reviewed the subject property and proposed development as to
potential impacts on wildlife. The parcel is currently agricultural land and generally cannot be considered as
critical habitat for any wildlife species.
According to the Colorado Division of Wildlife Natural Diversity Information Source Map for Weld County,the
area provides winter range for bald eagles, foraging areas for ducks and geese,winter range for geese, and is within
the overall range for pheasant and mule deer and white-tailed deer. Coyote, fox, raccoon, skunk, songbirds, other
raptors and herptofauna may also occur in this area.
All native trees and vegetation should be maintained to provide continued benefits to wildlife. Upon disturbance
of any areas, noxious weeds should be monitored and controlled. Homeowners should also be aware that planting
trees, shrubs and other herbaceous plants may attract wildlife. Subsequently, ornamental landscaping may be
damaged by wildlife. Homeowners will need to be responsible for damages incurred and will not be eligible for
any reimbursement by the Colorado Division of Wildlife. The Ish Ditch should be maintained as an open corridor
and improved and enhanced with native vegetation as allowed.
Homeowners should be made aware of the presence of native predators. Pets should not be allowed to roam free.
All domesticated livestock and farm animals should be secured with wildlife proof fencing appropriate for the
species being raised. Pets as well may negatively interact with wildlife even on the home-sites and homeowners
will be responsible for handling these problems. Homeowners should secure pet and animal feeds,trash
containers, and charcoal/gas grills. Pets should have current shots. All control of nuisance wildlife will be the
homeowner's responsibility with the possible exception of bears and mountain lions. Homeowners and potential
homeowners will find additional recommendations and information in the following Colorado Division of Wildlife
Brochures: "Living With Wildlife In Coyote Country", "Living With Wildlife Canada Geese",and"Too Close For
Comfort".
DEPARTMENT OF NATURAL RESOURCES,Russell George,Executive Director
WILDLIFE COMMISSION,Jeffrey Crawford,Chair•Tom Burke,Vice Chair•Ken Tares, Secretary
Members,Robert Bray•Rick Enstmm•Philip James•Claire O'Neal•Richard Ray•Robert Sh
Ex Officio Members,Russell George and Don Ament EXHIBIT
Homeowners should also be aware that hunting may be an ongoing fall and winter activity on lands surrounding
the development. Shooting will occur normally in the early mornings until dark on these areas. The sounds of
gunfire may be somewhat distracting,yet should be noted to the potential owners and developer.
Thank you for your consideration of these comments. If you have any questions regarding these comments, please
contact District Wildlife Manager Suzanne Kloster at 303-485-0593.
Sincerely,
-2'71/-L x.62"LC Alzc tt_r /4 (. I (' Al Lot) ,„—
-C/
Scott Hoover
Northeast Regional Manager
Cc: Suzanne Kloster
RECEIVED JAN 5 2006
Osrti __ Weld County Referral
wiipe
December 30, 2005
Dep Weld County?tanning CEarttnent
. 15 2006
COLORADO ((��FEB``//��__ VVE
The Weld County Department of Planning Servlas ST Eeived the followingitem for review:
Applicant Breakneck Weld Properties Case Number PZ-1097
Please Reply By January 27, 2006 Planner Kim Ogle
Project Change of Zone from A (Agriculture) to PUD for 9 lots with E (Estate)Zone Uses.
Legal N2NW4 of Section 6, T3N, R68W of the 6th P.M., Weld County, Colorado.
Location East of and adjacent to CR 1; south of and adjacent to CR 38 Section Line.
Parcel Number 1207 06 00004 I
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) March 21, 2006
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
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EXHIBIT
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