HomeMy WebLinkAbout20060509.tiff REFERRAL LIST
Name: Ridgeview Farms Case# PZ-1090
County Towns & Cities Fire Districts
Attorney Ault Ault F-1
- z Health Department _Berthoud _Berthoud F-2
_Extension Office _Brighton Briggsdale F-24
_Emergency Mgt Office - Ed Herring _Dacono _Brighton F-3
z Sheriffs Office z Eaton `• z Eaton F-4
— zz Public Works _Erie _Fort Lupton F-5
_Housing Authority _Evans _Galeton F-6
_Airport Authority _Firestone _Hudson F-7
— z Building Inspection _Fort Lupton _Johnstown F-S
z Code Compliance S.-Ann N-Beth Frederick _LaSalle F-9
_Kim Ogle (Landscape Plans) _Garden City _Mountain View F-10
_Lin (Addressing Change of Zone) _Gilcrest _Milliken F-11
_Ambulance Services z Greeley _Nunn F-12
_Grover _Pawnee F-22
State _Hudson Platteville F-13
z Div. of Water Resources _Johnstown _Platte Valley F-14
_Geological Survey Keenesburg _Poudre Valley F-15
Department of Health _Kersey _Raymer F-2
— z Department of Transportation _LaSalle _Southeast Weld F-16
_Historical Society _Lochbuie Union Colony F-20
_Water Conservation Board _Longmont _Wiggins F-18
_Oil & Gas Conservation Commission Windsor/Severance F-17
_Mead _
Milliken
Division of Wildlife _New Raymer
_ Hwy 66 (Loveland) _South Northglenn
z North Hwy 66 (Greeley) _Nunn Commissioner
_Division of Minerals/Geology _Pierce _
_Platteville
Soil Conservation Districts _Severance
_Big Thompson/ FTC _Thornton
Boulder Valley/Longmont _Windsor
_Brighton/SE Weld Bonanza Creek Operating CO
Centennial Counties 4900 California Ave
,XGreeley/West Greeley _Adams Ste 350, Tower B
_Platte Valley _Boulder Bakersfield CA 93309
_West Adams _Broomfield
_ Thompson _Little Larimer
Federal Government Agencies Other
US Army Corps of Engrs Nz School District RE-2
_USDA-APHIS Vet Service Central Colo. Water
_Federal Aviation Admin (Structures "- z North Weld Water Dist
over 200 ft or w/in 20000 ft of Pub z Ogilvy ditch
Airport _Art Elmquist(MUD Area)
_Federal Communications Comm
2006-0509
EXHIBIT
1 3
rritatr‘, , MEMORANDUM
r vi N\ liii TO: Sheri Lockman, Planning Department DATE: January 24, 2006
11 I FROM: Drew Scheltinga, P.E., Public Works Department
COLORADO
C SUBJECT: PZ-1090 Ridgeview Farms PUD (Zone Change) 2nd
Weld County Public Works Department has reviewed this application and provided comments in a
memorandum from Peter Schei dated December 27, 2005. All the comments in that memorandum are
still applicable. The following comments are a follow up and in addition to the original memorandum.
After a further review of the Traffic Impact Study (TIS) by Eugene G. Coppola, P. E., dated September 12,
2005, and consultation with Gloria Hice-Idler of the Colorado Department of Transportation (CDOT), the
Public Works Department is recommending Ridgeview Farms be required to participate in the cost of a left turn
lane on the south leg of WCR 35 at SH 392.
The TIS shows current PM peak hour turns at 10 and sight generated PM peak hour turns at 4, for a total of 14.
The CDOT Access Code warrant for a Left turn lane is 10 turns. Since the warrant is clearly met and the
Ridgeview development will add 4 turns, or 29%, the applicant should share in 29% of the cost to construct a
left turn lane.
"ased on similar construction, we estimate the cost for the left turn lane to be between $50,000 and $75,000.
construction plans for the left turn lane will not be required. However, as part of the construction plans for the
development, the left turn lane design and associated widening should be shown. Also, a construction estimate
for the left turn lane should be provided.
The applicant should enter into a separate escrow agreement because construction of the left turn lane is not
eminent. The term of the agreement will be for 10 years and if construction does not take place the funds will
be returned to the applicant. The amount to be deposited in the escrow account should be 29% of the
construction cost estimate. After construction of the left turn lane, partial reimbursement may be available in
accordance with the Improvements Agreement, Section 5.0, Off-Site Improvements Reimbursement Procedure.
The applicant shall address the comments listed above at the specific step of the review process stated. The
review process will continue only when all appropriate elements have been submitted. Any issues of concern
must be resolved with the Public Works Department prior to recording the change of zone and final plat.
•PC: PZ-1090 Ridgeview Farms KID (Zone Change)
r Email&Original: Planner:Lockman
PC by Post: Applicant: Casseday Creative Designs, LLC
PC by Post: Engineer:North Star Design, Inc. EXHIBIT
Weld County planning De,Arst, „ partment GREELEY MEMORANDUM DEC 2 8 20O5
lit I TO: Sheri Lockman, Planning D ent CEIVED
'DATE, 27-December-2005
I ::::::
PuW • R
Ctdgeviewt-Farms PUD (Zone Change)
COLORADO
Weld County Public Works Department has reviewed this zone change plan 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 Ridgeview Farms PUD Subdivision is planned for up to 24 single-family residential building sites.
External Roadways:
❑ This development will introduce 230 additional vehicle trips per day to the off-site roadway system based on 24 single-family
residential homes.
❑ CR 35 is classified by the County as a minor arterial road(Weld County Roadway Classification Plan,June 2002)adjacent to the
proposed development requiring a 110-foot right-of-way.
o The applicant shall verify the existing right-of-way and the documents creating the right-of-way shall be noted on
the change of zone plat. If the existing right-of-way cannot be verified, it will be dedicated on the final plat.
o CR 35 serving this development is paved and under the jurisdiction/maintenance of Weld County.
o The applicant shows an access road adjacent to CR 35 extending to ditches and oil/gas facilities in the vicinity of
the development. This access road must be located outside the future minor arterial 110-foot right-of-way. The
applicant shall address the possibility of the public accessing this `utility' road, since it extends around the perimeter
of the proposed development. The ditch company and oil/gas company must be contacted to address the proposed
`utility' access road. This road shall be called out on the plat as an access easement.
o The bus pullout shown on the change of zone plan must provide additional right-of-way equal to the dimensions of
the bus pullout. This right-of-way shall be added to CR 35 (adjacent to the bus pull-out) and dedicated on the final
plat,since this is not a County transportation requirement but a request of the school district.
o The applicant has agreed to reserve additional right-of-way to accommodate a minor arterial classification of CR 35.
o New permanent landscaping/trees,trail and open space should not be allowed in the future right-of-way.
❑ SH 392 is under the jurisdiction and maintenance of CDOT adjacent to this development. The applicant shall verify the existing
right-of-way and the documents creating the right-of-way shall be noted on the change of zone plat. If the right-of-way cannot be
verified, it will be dedicated on the final plat. SH 392 is paved. The applicant shall coordinate with CDOT concerning right-of-
way and any required roadway improvements.
o The open space shown in CDOT's future right-of-way should take into account the probable elimination of said
open space for transportation infrastructure. The open space should not be considered a permanent public feature
within this right-of-way.
o New permanent landscaping/frees,trail and open space should not be allowed in the future right-of-way.
❑ The applicant has submitted a traffic study(Ridgeview Farms, September 12, 2005,Coppola)to Public Works.
o Public Works would like to further study and discuss the traffic impact study with CDOT before fmal platting of the
proposed subdivision. The Public Works Department will prepare additional comments at the time of final plan
application.
o At this time Public Works is satisfied with the submitted materials for the change of zone to proceed.
o A possible long-term of site improvements agreement may be required at fmal plat.
Internal Roadways:
❑ Internal roads are normally 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.
o The applicant notes that the development is urban-scale in design, which normally curb, gutter and sidewalk is
required. The applicant has requested a waiver for curb, gutter and sidewalk at the change of zone from the Board
of County Commissioners. (Curb&gutter influence the handling of stormwaters.)
--- Page 1 of 2
a o The Public Works Department suggests a typical section of interior roadway 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 should be fifty(50)
feet. Roadside drainage should be contained within the right-of-way.
o Internal roads in gated communities shall be maintained by the home owners association.
7 The applicant has prepared a pavement design prepared by a professional engineer.
❑ The gated access shall be approved by all emergency service providers.
❑ In general, Public Works agrees with the request to waive the curb and gutter requirement because the roads will be maintained
by the home owners association and this is a gated community in which there is no thru traffic and the internal road system does
not connect to other roadways.
❑ Easements shall be shown on the final plat in accordance with County standards (Sec.24-7-60) and / or Utility Board
recommendations.
❑ Intersection sight distance triangles at the development entrance(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 fmal 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.
D :
❑ The applicant has submitted a preliminary drainage report,which is acceptable to Public Works.
❑ The detention ponds shown on the change of zone plan have been enclosed in a labeled drainage easement and/or open space—
controlled and maintained by the homeowner's association.
❑ The easement for the Olgilvey Ditch should be clarified on the change of zone plat. From the drawing, it appears the ditch enters
the subdivision at the southwest corner and crosses Outlot A. From the topography on the change of zone plat, it appears the
access to the Olgilvey Ditch from SH 392 is on Outlot A. The applicant shall provide written comments from the ditch company
to Public Works with the final plat application materials.
❑ Groundwater was noted in the preliminary geotechnical engineering report.
❑ 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 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 must be
resolved with the Public Works Department prior to recording the change of zone and final plat.
PC: PZ-1090 Ridgeview Farms PUD (Zone Change)
,.— Email&Original: Planner:Lockman
PC by Post: Applicant: Casseday Creative Designs, LLC
PC by Post: Engineer:North Star Design, Inc.
--------- Page 2 of 2 _
om„, MemorandOt i ,etefro/d
TO: Sheri Lockman, W.C. Planning 4^/(` 0 . Ot%%, cloa��p
O DATE: December 2, 2005 d/ +`tee e00S 'W
WI I p C. FROM: Pam Smith, W.C. Department of Public > /�
COLORADO Health and Environment °d
CASE NO.: PZ-1090 NAME: Ridgeview Farms
The Weld County Health Department has reviewed this Change of Zone application for a 24 estate lot
PUD on 63.34 acres. The minimum lot size of 1.75 acres (up from 1.44 at the Sketch Plan
application) coupled with an overall density of one septic system per 2.6 acres does meet current
Department policy. Each estate lot proposes the ability to have a 'carriage estate' as allowed in the
Weld County Code.
The application has satisfied Chapter 27 of the Weld County Code in regard to water service. The
application states the water will be supplied by North Weld County Water District. A draft letter of
agreement is included in the application materials. Sewer will be provided by individual sewage
disposal systems.
A preliminary geotechnical report has been included in the materials. The report from Terracon, and
dated August 24, 2005 indicates that most of the site is expected to be served by conventional septic
system. There were some areas where groundwater was found at 5.5 to 6 feet and an area where the
perc rate was found to be 120 minutes per inch. The property is bordered by the #2 Canal on the
northeast and the Olgilvy ditch to the west. The applicant has placed primary and secondary septic
envelopes on all lots that appear to be adequately sized. The Department also requests that the
applicant place language for the preservation and/or protection of the second absorption field envelope
be placed in the development covenants. The covenants should state that activities such as
landscaping (i.e. planting of trees and shrubs) and construction (i.e. auxiliary structures, dirt mounds,
etc.) activities are expressly prohibited in the designated absorption field envelope.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from North Weld County 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 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.
1
5. A stormwater discharge permit may be required for a development/redevelopment
/construction site where a contiguous or non-contiguous land disturbance is greater than or
equal to one acre in area. Contact the Water Quality Control Division of the Colorado
Department of Public Health and the Environment at
www.cdphe.state.co.us/wq/PermitsUnit for more information.
6. During development of the site, all land disturbances shall be conducted so that nuisance
conditions are not created. If dust emissions create nuisance conditions, at the request of
the Weld County Health Department, a fugitive dust control plan must be submitted.
7. In accordance with the Regulations of the Colorado Air Quality Control Commission any
development that disturbs more than 5 acres of land must incorporate all available and
practical methods that are technologically feasible and economically reasonable in order to
minimize dust emissions.
8. If land development creates more than a 25-acre contiguous disturbance, or exceeds 6
months in duration, the responsible party shall prepare a fugitive dust control plan, submit
an air pollution emissions notice, and apply for a permit from the Colorado Department of
Public Health and Environment.
9. "Weld County's Right to Farm"as provided in Appendix 22-E of the Weld County Code shall
be placed on any recorded plat.
O:\PAM\Planning\chzone\pz-1090 Ridgeview Farms.rtf
2
ill0
,, rr Weld County Referral
Weld County Planning Department October 31, 2005
GREELEY OFFICE
C. NOV 2 8 2005
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Ridgeview Farms, LLC Case Number PZ-1090
Please Reply By November 28, 2005 Planner Sheri Lockman
Project Change of Zone from A (Agriculture) to PUD (Planned Unit Development)for 24
Residential lots and 9.7 acres of open space.
Legal Part NE4 of Section 23, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Highway 392 and west of and adjacent to CR 35.
Parcel Number 0805 23 000017
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) January 3, 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.
See attached letter.
Comments:
Signature 2L `- Date Noe/ 2y/ hoc S '
Agency kie c e Cov,✓r,r s6rnFFs Ofl.eace:
❖Weld County Planning Dept. 0918 10th Street, Greeley, CO. 80631 O(970)353-6100 ext.3540 •'x(970)304-6498 fax
Weld County Sheriff's
Office
M e mo
To: Sherri Lockman
From: Ken Poncelow
Date: November 24, 2005
Re: PZ-1090
The Sheriffs Office recommends the following improvements for this housing sub-division:
1. The Sheriffs Office requests that builders and developers designate an area by the entrance of
the sub-division in which to place a shelter for school children awaiting the school bus. This
area should also include a pull off for the school bus which enables it to safely load and unload
children out of the roadway.
2. Either mail distribution within the sub-division or a central drop off location within the sub-division
should be developed so that residents do not have to cross a county road to obtain their mail.
3. A permanent sign should be placed at the entrance to the subdivision detailing the name of the
sub-division, address, and a graphical presentation of the roadways within the subdivision.
There should be a plan developed to maintain this sign.
4. If the roadways within this sub-division are not maintained or adopted by the county, individuals
purchasing property in this sub-division should be notified that the Sheriffs Office will have
limited traffic enforcement powers.
5. A plan should be developed to maintain roadways within the sub-division especially during
inclement weather conditions for emergency vehicles.
6. The Sheriffs Office is very supportive of homeowner funded homeowner's associations. These
associations provide a contact for the Sheriffs Office and a means of maintaining common
areas.
7. If there are oil or gas production facilities within this sub-division,they need to be fenced off in
order to mitigate the potential for tampering. These facilities are known to create an attractive
nuisance for young people. Tampering not only creates a significant danger to safety but also of
environmental damage with extensive mitigation and clean-up costs.
8. The names of all streets within the sub-division should be presented to the Sheriffs Office for
approval. This will eliminate duplication of street names within the county. The Street names in
this subdivision are 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
Ci
jilt Weld County Referral
111k
October 31, 2005
.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Ridgeview Farms, LLC Case Number PZ-1090
Please Reply By November 28, 2005 Planner Sheri Lockman
Project Change of Zone from A(Agriculture) to PUD (Planned Unit Development) for 24
Residential lots and 9.7 acres of open space.
Legal Part NE4 of Section 23, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Highway 392 and west of and adjacent to CR 35.
Parcel Number 0805 23 000017
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) January 3, 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.
U See attached letter.
Comments:
Signature JO-q ,Z/G. _ 7 Date Q._�j
f
Agency
+Weld County Planning Dept. 4918 10'"Street, Greeley,CO. 80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
41 DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
s Kies 76
NORTH OFFICE
918 10t"Street
GREELEY, COLORADO 80631
PHONE (970)353-6100, EXT.3540
FAX (970) 304-6498
C. SOUTHWEST OFFICE
4209 CR 24.5
LONGMONT CO 80504
COLORADO PHONE (720)652-4210 ext. 8730
FAX (720)652-4211
November 28,2005
Ridgeway Farms. LLC
Change of Zone from A(Agriculture)to PUD(Planned Unit Development)for 24 Residential lots and 9.7 acres
of open space..
PZ-1090
1. A separate building permit shall be obtained prior to the construction of any structure including the
Electronic gates and the monument sign.
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.
Sir ly,
oger V4gil
Building Official
L'•;.;,,
Weld County Referral
October 31, 2005
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Ridgeview Farms, LLC Case Number PZ-1090
Please Reply By November 28, 2005 Planner Sheri Lockman
Project Change of Zone from A (Agriculture)to PUD (Planned Unit Development) for 24
Residential lots and 9.7 acres of open space.
Legal Part NE4 of Section 23, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Highway 392 and west of and adjacent to CR 35.
Parcel Number 0805 23 000017
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) January 3, 2006
❑ jadie have reviewed the request and find that it does/does not comply with our Comprehensive Plan
W' We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: --id 01-016,43 ttne ficti 7pai-ti a_did(17W/ I (M(3//giLL-Yu "/ l0)1CC/
Signature 62/10 ,,,..H14/1/ - ` Date
Agency • yjoar, 71097246 ael- P
+Weld County Planning Dept. +918 10th Street, Greeley,CO.80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER of/" ��
Division of Water Resources q0/
Department of Natural Resources tier
1313 Sherman Street,Room 818
♦ rl
Denver,Colorado 80203 •1876
Phone(303)866-3581 November 9, 2005
FAX(303)866-3589
Bill Owens
www.watecstate.co.us Governor
Russell George
GREELEY OFFICE Executive Director
Weld County Planning Department
Ms. Sheri Lockman NOV 1 4 2005 Stat Engneeer RE.
Weld County Planning Department
918 101h Street RECEIVED
/ED
Greeley, Co 80631 L L
Re: Ridgeview Farms PUD
Case No. PZ-1090
NE1/4 of Sec. 23, T6N, R66W, 6th P.M
Water Division 1,Water District 3
Dear Ms. Lockman:
This referral for a change of zone does not appear to qualify as a "subdivision" as defined in
Section 30-28-101(10)(a), C.R.S. Therefore, pursuant to the State Engineer's March 4, 2005
memorandum to county planning directors, this office will only perform a cursory review of the
referral information and provide comments.
Additionally, we have previously reviewed the above referenced proposal to subdivide a
64.34-acre parcel into 24 single-family residential lots by our letter dated April 19, 2005. The North
Weld County Water District ("District") is still listed as the source of domestic water. In our letter
dated April 19, 2005, this office already rendered an opinion on the proposed water supply indicating
that contingent upon water service being provided by the District, the proposed water supply will not
cause material injury to existing water rights and the supply is expected to be adequate.
Since no changes in the water supply for the Ridgeview Farms PUD were identified in this
new submittal, the comments from our letter dated April 19, 2005 (copy attached) still apply including
the recommendation that the County obtain a signed copy of the Water Service Agreement from the
District prior to the final approval of the subdivision.
If you have any question in this matter please contact loana Comaniciu of this office.
Sincerely,
& IJ -`'' - cr —
1i-7 Dick Wolfe, P.E.
Assistant State Engineer
cc: Jim Hall, Division Engineer
George Varra,Water Commissioner, District 3
Water Supply Branch
Subdivision File
DW/IC/Ridgeview PUD
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER of•C
Division of Water Resources a�
Department of Natural Resources �
1313 Sherman Street, Room 818
• i f:a
Denver,
en Phone 866358103 April 19, CoG�EEPlannin Parf �'ta�e.• .
FAX(303)866-3589 LEY OFFICE meat Bill Owens
www.water.state.co.us Nov 14 Governor
2005 Russell George
Ms. Sheri Lockman /�t] Executive Director
Weld County Planning Department CEI VEr Hal D.Simpson,P.E.
918 10th Street C State Eng rarer
Greeley, Co 80631
Re: Ridgeview Farms PUD
Case No. PK-1090
NE1/4 of Sec. 23,T6N, R66W,6th P.M
Water Division 1,Water District 3
Dear Ms. Lockman:
We have reviewed the above referenced proposal to subdivide a 64.34-acre parcel into 24 single-
family residential lots ranging in size from 1.44 to 2.5 acres. A Water Supply Information Summary Form
was not included in the referral material.
The proposed water source for this development is identified as the North Weld County Water
District ("District"). A letter of commitment for service from the District was not provided. The developer
intends to grant to the District a thirty-foot water line easement for the extension of a water line to the
subdivision from an existing water main. Based on current information on file in this office, the District will
typically furnish 70% of an acre-foot (228,000 gallons) of water per tap per annual water year if the
allotment for the Colorado-Big Thompson (CBT) project water, as determined by the Northern Colorado
Water Conservancy District, is 50% or greater. The District will restrict the delivery as necessary when the
CBT allotment is less than 50%.
Pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State Engineer's office offers the opinion that
with the District as the water supplier, the proposed water supply may be provided without causing
material injury to existing water rights and the supply is expected to be adequate, provided the applicant
obtains a letter of commitment for service from the District for this development. We recommend that the
County obtain a signed copy of the water service agreement from the District prior to the final approval of
the subdivision.
If you have any question in this matter please contact loana Comaniciu of this office.
Sincerely, /,
ce
ick Wolfe, P.E.
Assistant State Engineer
cc: Jim Hall, Division Engineer
George Varra,Water Commissioner, District 3
Water Supply Branch
Subdivision File
OW/IC/Ridgeview PUD
11-17-05: 11 : 17AM;Eaton School Dist.
_ ;9704545193 # 3
NOV 0 4 2005
A ,tom Weld County Referral
October 31, 2005
WilC.
COLORADO •
The Weld County Department of Planning Services has received the following item for review:
Applicant Ridgeview Farms, LLC Case Number PZ-1090
Please Reply By November 28, 2005 Planner. Sheri Lockman
Project Change of Zone from A(Agriculture)to PUD (Planned Unit Development)for 24
Residential lots and 9.7 acres of open space. •
Legal Part NE4 of Section 23, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Highway 392 and west of and adjacent to CR 35.
Parcel Number 0805 23 000017
.r+ 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) January 3, 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.
See attached letter.
Comments: •
Signature 1> uMti a ,T4,s.[ g21NTt lair, Date 111 1"1105
Agency E/E-ro.J Se-Wool- q‘»2mn iek.-a
•
+Weld County Planning Dept. +918 10"Street,Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
11-17-05; 11 : 17AM;Eaton School Dist. ;9704545,93 # 3i 3
EATON SCHOOL DISTRICT RE-2
Dr.Randy Miller 200 Park Avenue
hSuperintendent
t70)454-3402 Eaton,Colorado 80615
.970)4545193 Fax
November 17, 2005
Sheri Lockman
Weld County Planning Department
1400 17th Avenue
Greeley, CO 80631
RE: Ridgeview Farms LLC
PUD PK-1090
Sheri Lockman:
We have reviewed the above applicant's request and it appears the applicant's response to the
Department of Planning Services Sketch Plan Comments and rezoning plat prepared by Intermill
Land Surveying, Inc. dated October 26, 2005 accommodates our request as outlined in our letter
dated May 6, 2005 as follows:
1. The cash-in-lieu payment of$1,043 per dwelling lot for a total of$25,032 will need to be
paid to the District prior to the final plat application.
2. The 6'x10' bus shelter with a roof that blocks the wind on three sides is acceptable to the
District.
3. Per the drawings I am unable to determine the dimensions for the bus turnout per the plat
drawings. At a minimum, the District would need a 15' wide by 80' in length in order to
pick up and drop off students on WCR 35.
Please contact me if you have any questions.
Sinc rely,
1,...ijzi....y . _ j
Timothy Unrein
Assistant Superintendent Business Services
Eaton School District RE-2
Enc.
Date Paid
Amount
Check #
Received By
6
Weld County Referral
Weld County Planning Department
' CREELEY OFFICE October 31, 2005
C. NOv 3 0 7005
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Ridgeview Farms, LLC Case Number PZ-1090
Please Reply By November 28, 2005 Planner Sheri Lockman
Project Change of Zone from A(Agriculture)to PUD (Planned Unit Development) for 24
Residential lots and 9.7 acres of open space.
Legal Part NE4 of Section 23, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Highway 392 and west of and adjacent to CR 35.
Parcel Number 0805 23 000017
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) January 3, 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.
See attached letter.
Comments:
Signature Date J/- ZS —oC
Agency EF
:•Weld County Planning Dept. ❖918 10'"Street, Greeley,CO.80631 ❖(970)353-6100 ext.3540 +(970)304-6498 fax
EATON FIRE PROTECTION DISTRICT
50 SOUTH MAPLE AVENUE,UE, EATON COLORADO 80615
970451-2115
FAX 970-151-216 1
FIRE PREVENTION BUREAIJ
August 11, 2005
Weld County Planning Department
Attn: Sheri Lockman
918 Tenth Street
Greeley, CO. 80631
RE: Case numberPZ-1090; Ridgeview Farms, LLC
To Whom It May Concern::
The Eaton Fire Protection District, Fire Prevention Bureau, has reviewed the proposal
submitted and the following requirements will need to be met:
• All required plans (plot plans,water supply, hydrant locations, etc) must be
submitted to the Eaton Fire Protection District, Fire Prevention Bureau, for review
and approval. Contact the Eaton Fire Protection District at above number for
information and any additional requirements (fee schedule, plan review process,
etc).
• Stamped "Approved" plans must be located on building site at all times through the
project completion and final approval by the Eaton Fire Department. Any changes
must be re-submitted for review and approval.
• Proposed project shall comply with die 2003 International Fire Code (2003 IFC)
The Eaton Fire Protection District, Fire Prevention Bureau, has met with project manager
regarding required fire flow and water supply issues for this project. The Eaton Fire
Protection District will continue to work with project managers throughout the entirety of
the project to ensure project compliance with the 2003 International Fire Code.
Thank you and if you have concerns or questions, please feel free to call me at (970) 454-
2115.
Since ,
Fire P ention Specialist Dan Santillanes
Eaton Fire Protection District Fire Prevention Bureau
6
,. Weld County Referral
eld County Plannin
' CREELFy 07 Department October 31, 2005
C. NOV 18 2005
COLORADO �c" vEb
The Weld County Department of Planning Services has received the following item for review:
Applicant Ridgeview Farms, LLC Case Number PZ-1090
Please Reply By November 28, 2005 Planner Sheri Lockman
Project Change of Zone from A(Agriculture) to PUD (Planned Unit Development)for 24
Residential lots and 9.7 acres of open space.
Legal Part NE4 of Section 23, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Highway 392 and west of and adjacent to CR 35.
Parcel Number 0805 23 000017
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) January 3, 2006
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
O We have reviewed the request and find no conflicts with our interests.
it See attached letter.
Comments:
Signature Date IL pS
Agency C`rrpicc2 racy Cdsr..awa,r7IIaezeHet- - PrMruat6 bans,aw -
•
+Weld County Planning Dept. ❖918 10th Street, Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
OFFI1/4.,E OF COMMUNITI DEVELOPMENT
•
Planning Division
110010'"Street, Suite 202, Greeley, Colorado 80631 • (970) 350-9780• Fax(970) 350-9800
•www.greeleygov.com
City of
Greeley
November 16, 2005
Sheri Lockman
Weld County Department of Planning Services
918 10`h Street
Greeley, CO 80631
Subject: PZ-1090 Change of Zone (Ridgeview Farms, LLC)
Dear Ms. Lockman,
Thank you for the opportunity to comment on this Change of Zone request from Agriculture to
Planned Unit Development. The City of Greeley Planning staff has reviewed the application
and wishes to forward the following comments:
1. Sidewalks and curbs should be provided to protect pedestrian movements. The request by
the applicant to waive the curb and gutter requirement should not be accepted.
2. An internal stub street should be platted to assure connectivity with future subdivisions in
the area and to minimize multiple access points on higher volume roads, such as State
Highway 392 and WCR 35.
3. A perimeter treatment plan should be provided to ensure that buffering and screening is
provided to effectively shield the subject lots that are adjacent to State Highway 392 and
WCR 35. A variety of bushes, shrubs, ornamental trees, shade trees, and evergreen trees
should be used to accomplish an adequate buffer yard. A mechanism for maintaining the
perimeter treatment should be established by the developer. The applicant stated in their
narrative that a screening or buffering plan is not applicable to this project. The City would
question why they think that is not applicable when the Code calls for these landscaping
elements. The City requests that the applicant be required to comply with Section 27-6-60,
of the Weld County Code as part of their approval.
If any questions arise, please do not hesitate to contact me at 350-9822.
Sincerely,
Darrell Gesick
Planner I
SERVING OUR COMMUNITY • t T ' S A TRADITION
De promise to preserve and improve die yually othiie for S'reeley iicrouy/timely, courteous and cost effective service.
ee7ss° s..°1) Weld County Referral
Weld County Planning Department
' GREELEY OFFICE October 31, 2005
�• NOV d k 2005
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Ridgeview Farms, LLC Case Number PZ-1090
Please Reply By November 28, 2005 Planner Sheri Lockman
Project Change of Zone from A(Agriculture)to PUD (Planned Unit Development)for 24
Residential lots and 9.7 acres of open space.
Legal Part NE4 of Section 23, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Highway 392 and west of and adjacent to CR 35.
Parcel Number 0805 23 000017
r
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) January 3, 2006
,q We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
M) We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:
Signature Date //47 "
Agency T WN OF EATON
223 First Street
Eaton, CO 80615-3479
+Weld County Planning Dept. +918 10th Street, Greeley,CO.80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax
Weld County Referral
gimeWeld County Planning Department October 31, 2005
GREELEY OFFICE
NOV X 8 2005
COLORADO RECEIVED •
The Weld County Department of Planning Services has received the following item for review:
Applicant Ridgeview Farms, LLC Case Number PZ-1090
Please Reply By November 28, 2005 Planner Sheri Lockman
Project Change of Zone from A(Agriculture) to PUD (Planned Unit Development) for 24
Residential lots and 9.7 acres of open space.
Legal Part NE4 of Section 23, T6N, R66W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Highway 392 and west of and adjacent to CR 35.
Parcel Number 0805 23 000017
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) January 3, 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.
See attached letter.
Comments:
\6tj-L--
Signature Date \k-L\--Q5
Agency P Cr r D0.1
t
+Weld County Planning Dept. +918 10'Street, Greeley, CO.80631 9(970)353-6100 ext.3540 4(970)304-6498 fax
Applicant: Riugeview Farms, LLS
Planner: Sheri Lockman Case#:PZ-1090
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Page 1 of 1
Sheri Lockman
From: Hice-Idler, Gloria [Gloria.Hice-Idler@DOT.STATE.CO.US]
Sent: Tuesday, December 20, 2005 2:28 PM
To: Sheri Lockman
Subject: RE: PZ-1090
I was wondering what I was supposed to be doing with that file.
ROW request is 100'either side of the highway centerline.
The TIS indicates that this site doesn't generate the need for the improvements to the intersection of SH 392 and
WCR 35. However, when their traffic is added to the existing volumes, then the warrants are triggered. Their
traffic engineer will argue that his client is not responsible for those improvements.
The only warrant triggered is the left turn lane in the long range future. That volume is twice the warrant. (The
warrant is 10-there will be 20 cars in the long range future.) The site traffic for the peak hour is only 2. The
county will need to determine if they want to make this developer pay.
It doesn't appear that this applicant is really the one causing the need. The County will need to determine
whether or not to hold them responsible. (That's your call per the Access Code. Not mine. Thank goodness!)
s-..
Hello