HomeMy WebLinkAbout20060250.tiff •
INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Sonja Stonestreet Case Number PZ-1095
Submitted or Prepared
Prior to At
Hearing Hearing
1 Staff Comments X
Request for continuance
Department of Planning Services Field Check Form
Letter to Applicant
Affidavit and photograph of sign posting
Legal Notifications
2 Application X
Maps
Deed
Surrounding Property/Mineral Owners
Utilities
3 Referral List X
Referrals without comment
Larimer County, referral received 10/20/2005
4 Referrals with comments X
Weld County Department of Planning Services, landscaping, referral received
10/17/2005
Weld County Department of Building Inspection, referrals received 10/12/2005
Weld County Department of Building Inspection,addressing, referral received
10/3/2005
Colorado Division of Water Resources, referral received 10/17/2005
North Poudre Irrigation Company, referral received 10/7/2005
West Greeley Soil Conservation District, referral received 10/6/2005
Weld County School District RE-4, referrals received 10/31/2005 and 11/8/2005
Weld County Sheriffs Office, referral received 10/31/2005
Colorado Division of Wildlife, referral received 10/28/2005
Weld County Department of Public Works, referral received 10/26/2005
Weld County Code Compliance, referral received 9/29/2005
N Weld County Department of Public Health& Environment, referral received
11/23/2005
Ault Fire Protection District, referral received 12/22/2005
2006-0250
5 Surrounding Property Owners/Mineral Owners-Letters X
6 PC Exhibits X
Draft surface use agreements
Planning Commission Resolution
I hereby certify that the 6 items identified herein were submitted to the Department of Planning Services at or prior to the
schedule
�/Planning Commissioners
hearing.
v/i Al/IL ka�r/I o I
Sheri Lockman ❖ Planner II
LAND USE APPLICATION
� ' PI SUMMARY SHEET
PLANNED UNIT DEVELOPMENT CHANGE OF ZONE
COLORADO
CASE NUMBER: PZ-1095 HEARING DATE: January 3, 2005
PLANNER: S. Lockman
APPLICANT: Sonja Stonestreet do Mary Barstow, The Land Exchange
ADDRESS: 1719 E. Mulberry, Fort Collins, CO 80524
REQUEST: Change of Zone from A(Agricultural)to PUD (Planned Unit Development) for nine (9)
residential lots. (Waterford Hill PUD)
LEGAL Part of Lot 2, RE-2690 being part of the SE4 Section 31, Township 8 North, Range 67
DESCRIPTION: West of the 6'" P.M., Weld County, Colorado
LOCATION: %mile north of County Road 86 and west of and adjacent to County Road 15
ACRES: 29.7+/- PARCEL NUMBER: 0555 31 000048
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Change of Zone application is listed in Section 27.6.120 of the Weld County
Code as follows
The Department of Planning Services'staff has received responses from the following agencies:
• Weld County Department of Public Health & Environment, referral received 11/23/2005
• Weld County Department of Public Works, referral received 10/26/2005
• Weld County Department of Building Inspection, referrals received 10/12/2005
• Weld County Sheriffs Office, referral received 10/31/2005
• Weld County Department of Building Inspection, addressing, referral received 10/3/2005
• Weld County Department of Planning Services, landscaping, referral received 10/17/2005
• Weld County Code Compliance, referral received 9/29/2005
• Weld County School District RE-4, referrals received 10/31/2005 and 11/8/2005
• Colorado Division of Water Resources, referral received 10/17/2005
• Colorado Division of Wildlife, referral received 10/28/2005
• Larimer County, referral received 10/20/2005
• North Poudre Irrigation Company, referral received 10/7/2005
• West Greeley Soil Conservation District, referral received 10/6/2005
• Ault Fire Protection District, referral received 12/22/2005
The Department of Planning Services' staff has not received responses from the following agencies:
• Town of Severance
EXHIBIT
Waterford Hill PUD 1 /
♦♦�# }t t CHANGE OF ZONE
11''�7� ADMINISTRATIVE RECOMMENDATION
WI`De
COLORADO
CASE NUMBER: PZ-1095 HEARING DATE: January 3, 2005
PLANNER: S. Lockman
APPLICANT: Sonja Stonestreet do Mary Barstow, The Land Exchange
ADDRESS: 1719 E. Mulberry, Fort Collins, CO 80524
REQUEST: Change of Zone from A(Agricultural)to PUD (Planned Unit Development)for nine (9)
residential lots. (Waterford Hill PUD)
LEGAL Part of Lot 2, RE-2690 being part of the SE4 Section 31, Township 8 North, Range 67
DESCRIPTION: West of the 61h P.M., Weld County, Colorado
LOCATION: 1/2 mile north of County Road 86 and west of and adjacent to County Road 15
ACRES: 29.7+/- PARCEL NUMBER: 0555 31 000048
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
DENIED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 26-5-30 of the
Weld County Code.
2. The submitted materials are not in compliance with Section 27.6.120 of the Weld County Code as
follows:
A. Section 27-6-120.8.6.a The proposal is consistent with any intergovernmental agreement in effect
influencing the PUD and Chapters 19 (Coordinated Planning Agreements), Chapter 22
(Comprehensive Plan), Chapter 23(Zoning), Chapter 24 (Subdivision) and Chapter 26(Mixed
Use Development) of the Weld County Code. The proposal is inconsistent with the
aforementioned documents as follows:
1) Section 23-1-90 defines Urban Scaled Development as developments exceeding nine(9)
lots and/or located in close proximity to existing PUDs,subdivisions,municipal boundaries
or urban growth corridors and boundaries. The present property owner,Sonja Stonestreet,
submitted an application for a Recorded Exemption and a nine lot PUD Change of Zone
on September 21,2005. The proposed nine lot subdivision and the Recorded Exemption
will create a total of ten lots. Staff comments at the Sketch Plan phase stated, "The lots
being created by the Recorded Exemption and the PUD process exceed the nine (9)
allowed in a non-urban area. Should you proceed with nine (9) lots in the PUD the
Department of Planning Services will have no option but to recommend denial at the
Change of Zone Phase".
Waterford Hill PUD 2
2) Section 22-2-80.A.Conflicts exist particularly between residential development and existing
rural land use that can negatively impact the County. Tension is occurring not only from
restrictions on normal farming practices, but also from resistance to change and growth.
It is important that County representatives and officials recognize their role in reducing the
conflicts between development and rural uses. Consistent interpretation and administration
of this Chapter and Chapters 19, 23, 24, 26 and 27 of this Code will help in the reduction
of conflict. Using these documents to make consistent land use decisions reinforces its
usefulness as an information and decision-making tool on land use decisions made by
private parties, as well as public officials. The Department of Planning Services staff has
consistently interpreted the intent of the Weld County Code to be that a recorded
exemption used in conjunction with a subdivision of nine (9) lots, results in urban scale
land development.
3) Section 22-2-110.8 UGB.Goal 2. Concentrate urban development in or adjacent to
existing municipalities, an approved intergovernmental agreement, the 1-25 Mixed Use
Development area, urban growth boundary areas, urban development nodes, or where
urban infrastructure is currently available or reasonably obtainable. The proposed location
for this subdivision is not located in any of the defined urban areas, and the site is unable
to be served by urban infrastructure such as municipal sanitary sewer.
4) Section 22-2-190.C. R. Policy 3.1 states, "The County should encourage an efficient form
of urban residential development by directing urban residential growth to those areas
where urban services and infrastructure are currently available or reasonably obtainable".
Locating urban scale developments outside of urban growth boundary areas is not
considered efficient, nor is sanitary service available to serve the proposed urban
subdivision.
5) Section 23-3-520.8 Common open space. Common open space shall be provided in a
PUD District. The amount and type of common open space shall be proportioned
according to the type of uses, buildings or structures to be contained in the PUD District.
Common open space shall be designed to be useful to the occupants and residents of the
PUD District for recreational and scenic purposes. The Common open space in a PUD
District shall be owned and maintained in perpetuity by an organization established solely
for such ownership and maintenance purposes. The applicant is proposing 3 outlots.
Outlot A is a 1.979 area reserved for the stormwater detention pond. Outlot B is 0.757
acres located adjacent to Cactus Hill Lateral Ditch. Neither of these outlots will be useful
to the residents of the PUD for recreational or scenic purposes as they are exclusively for
the use of the detention pond and irrigation ditch. Outlot C is 0.014 acres at the entrance
to the subdivision. It is intended to contain the development sign. However, the
landscaping, bus shelter and cluster mailbox are all proposed to be placed within the road
right-of-way or on Lot 1.
Sage Hill PUD is being proposed 1/4 mile south of the site. Because of the location of Sage
Hill and the numerous developments currently in the process or recently approved in this
area, Planning staff has determined that Waterford Hill PUD should be required to include
a 15% open space component. Planning Staff concurs that Outlot C meets the intent of
Section 23-3-520.B. However,the PUD would need an additional 4.436 acres to meet the
15% open space requirement per Section 27-6-80.B.7 of the Weld County Code.
B. Section 27-6-120.6.b-The uses which would be allowed in the proposed PUD will conform with
the Performance Standards of the PUD Zone District contained in Article II, Chapter 27 of the
Weld County Code.
The applicant has not met the following performance standards as delineated in Sections through
27-2-210 of the Weld County Code.
Waterford Hill PUD 3
1) Section 27-2-60— Common open space—Common open space is defined as any usable
parcel of land or water unimproved and set aside, dedicated, designated or reserved for
public or private use or for the use and enjoyment of owners or occupants of land adjoining
or neighboring such area. Common open space includes landscape areas that are not
occupied by buildings or uses such as storage or service areas,private courtyards,parking
lots and islands The amount and type of common open space provided in a PUD Zone
District shall be proportional to the intensity of the zone districts called for in the PUD or
uses specified in the application, unless specifically delineated in Chapter 26. Common
open space shall be designed to be useful to the occupants and/or residents of the PUD
Zone District for recreational and scenic purposes. Common open space in the PUD Zone
District shall be owned and maintained in perpetuity by an organization established
specifically for such ownership and maintenance purposes. The application does not
include the required 15%usable open space. Further,the application is unclear as to what
type of recreational opportunities and amenities are available within the common open
space areas.
2) Section 27-2-140. — Nonurban scale development— Nonurban scale developments are
developments comprised of nine (9) or fewer residential lots, located in a nonurban area
as defined in Chapter 22 of this Code, not adjacent to other PUDs,subdivisions, municipal
boundaries or urban growth corridors. Nonurban scale development shall also include land
used, or capable of being used,for agricultural purposes and including development which
combines clustered residential uses and agricultural uses in a manner that the agricultural
lands are suitable for farming and ranching operations for the next forty(40) years. The
Department of Planning Services staff has consistently interpreted the intent of the Weld
County Code to be that a recorded exemption used in conjunction with a subdivision of
nine (9) lots, results in urban scale land development.
3) Section 27-2-190. — Urban scale development. Urban scale developments are
developments exceeding nine(9)lots and/or located in close proximity to existing PUDs,
subdivisions, municipal boundaries or urban growth corridors and boundaries. All urban
scale developments shall pave the internal road systems of the development. Urban scale
development requires support services such as central water, sewer systems, road
networks,park and recreation facilities and programs,and storm drainage.The application
proposes an urban scale development without the appropriate open space facilities.
This denial recommendation is based upon compliance with Chapter 27 requirements.
Should the Planning Commission choose to approve the Change of Zone from A(Agricultural)to PUD for nine
(9)residential lots,the Department of Planning Services recommends the following be included as Conditions
of Approval:
1. Prior to Scheduling the Board of County Commissioners hearing:
A. The applicant shall submit a copy of a reconfigured plat which includes 15%usable open space.
As proposed Outlots A and B do not meet the definition of Common Open Space as listed in
Section 27-2-60 of the Weld County Code. (Department of Planning Services)
B. The applicant shall either submit to the Department of Planning Services a copy of an agreement
with the properties mineral owners and lessees stipulating that the oil and gas activities have
adequately been incorporated into the design of the site or indicate the 400'x 400'and the 800'
x 800'drilling envelope locations per state statute. (Department of Planning Services)
C. The applicant shall either submit to the Department of Planning Services a copy of an agreement
with North Poudre Irrigation Company stipulating that the ditch activities have adequately been
incorporated into the design of the site or indicate how the concerns of the ditch company have
been addressed. (Department of Planning Services)
Waterford Hill PUD 4
2. Prior to recording the Change of Zone plat:
A. The plat shall be amended as follows:
1) All sheets of the plat shall be labeled PZ-1095. (Department of Planning Services)
2) County Road 15 is classified by the County as a local road (Weld County Roadway
Classification Plan,June 2002)adjacent to the proposed development requiring a 60-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. If the right-of-way cannot be
verified, it shall be dedicated on the final plat. (Department of Public Works)
3) County Road 86 is classified by the County as a local road (Weld County Roadway
Classification Plan,June 2002) adjacent to the proposed development requiring a 60-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. If the right-of-way cannot be
verified, it shall be dedicated on the final plat. (Department of Public Works)
4) Internal roads are required to meet Weld County criteria for a PUD. The internal roadway
right-of-way shall be sixty(60)feet in width including cul-de-sacs with a sixty-five(65)foot
radius, and dedicated to the public. The cul-de-sac shall be revised on the plat.
(Department of Public Works)
5) The entrance gate island shall be located such that there is a 100-foot perpendicular
'staging' area for vehicles entering the exiting the subdivision, measured from the
centerline of County Road 15. (Department of Public Works)
6) The applicant shall submit additional information for review and approval.The information
shall address the comments of Kim Ogle, Landscape Architect for the Weld County
Planning Department on a referral response dated October 17, 2005. (Department of
Planning Services)
7) Weld County's Right to Farm Statement as indicated in Appendix 22-E of the Weld County
Code shall be delineated on the plat. (Department of Planning Services)
8) The location of the entrance sign shall meet the required setback of fifteen (15)feet from
adjacent properties and the offset of ten(10)feet from the road right-of-way per section 27-
6-90.E.4.d of the Weld County Code. (Department of Planning Services)
9) If the applicant is proposing to release water from the detention pond at the historical rate,
the plat shall delineate an easement for the release of the water onto the surrounding
property. (Department of Planning Services)
10) All outlots shall be clearly labeled and the acreage listed. (Department of Planning
Services)
11) The Certificate Blocks shall be amended to reflect Appendix 26-P of the Weld County
Code. (Department of Planning Services)
12) The plat shall indicate the median at the entrance as an outlot that will be owned and
maintained by the Homeowners Association. (Department of Planning Services)
13) The applicant has proposed to put the cluster mailbox, pedestrian shelter and landscaping
materials within the road right-of-way at the entrance of the development. The applicant
shall submit a reconfigured plat for review and approval by County Staff. The plat shall
Waterford Hill PUD 5
position the mailbox, pedestrian shelter and landscaping material on Outlot(s)which will
be owned and maintained by the Homeowners Association. The applicant shall submit
evidence that the school and postal district have approved the new locations for the
pedestrian shelter and mailbox. (Department of Planning Services)
C. The applicant shall submit two (2) paper copies of the plat for preliminary approval to the Weld
County Department of Planning Services. (Department of Planning Services)
3. The Change of Zone is conditional upon the following and that each shall be placed on the Change of
Zone plat as notes prior to recording:
A. The site specific development plan is for a Change of Zone from A(Agricultural)to PUD for nine
(9) residential lots and open space as indicated in the application materials on file in the
Department of Planning Services.The lots will adhere to the uses allowed in the E(Estate)Zone
District except for minimum lot size which shall be one (1)acre. The PUD will be subject to and
governed by the Conditions of Approval stated hereon and all applicable Weld County
Regulations. (Department of Planning Services)
B. All landscaping within the site distance triangles must be less than 3%feet in height at maturity.
(Department of Planning Services)
C. A Home Owner's Association shall be established prior to the sale of any lot. Membership in the
Association is mandatory for each parcel owner. The Association is responsible for liability
insurance, taxes and maintenance of open space, streets, private utilities and other facilities.
Open space restrictions are permanent. (Department of Planning Services)
D. The internal roadways of gated communities shall be maintained by the Homeowners
Association. (Department of Public Works)
E. The Weld County Sheriff's Office has limited traffic enforcement powers on roadways within
subdivision that are not maintained by the County. (Sheriff's Office)
F. Weld County's Right to Farm as delineated on this plat shall be recognized at all times.
(Department of Planning Services)
G. Construction on the site shall occur before April 1 and after August 15 to minimize impacts to
habitat for ground nesting birds. (Division of Wildlife)
H. Water service shall be obtained from North Weld County Water District. (Department of Public
Health and Environment)
I. 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. (Department of Public Health and Environment)
J. 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.
(Department of Public Health and Environment)
K. During development of the site, all land disturbances shall be conducted so that nuisance
conditions are not created. If dust emissions create nuisance conditions, at the request of the
Weld County Health Department,a fugitive dust control plan must be submitted. (Department of
Waterford Hill PUD 6
Public Health and Environment)
L. In accordance with the Regulations of the Colorado Air Quality Control Commission any
development that disturbs more than 5 acres of land must incorporate all available and practical
methods that are technologically feasible and economically reasonable in order to minimize dust
emissions. (Department of Public Health and Environment)
M. If land development creates more than a 25-acre contiguous disturbance,or exceeds 6 months
in duration,the responsible party shall prepare a fugitive dust control plan,submit an air pollution
emissions notice, and apply for a permit from the Colorado Department of Public Health and
Environment. (Department of Public Health and Environment)
N. A$10,931.13 cash-in-lieu of land dedication fee shall be paid to the Windsor School District at
the time of building permit submittal. The School District is responsible for collecting this fee.
(Department of Planning Services, School District RE-4)
O. Building permits shall be obtained prior to the construction of any building.(Department of Building
Inspection)
P. A plan review is required for each building for which a building permit is required. Plans shall bear
the wet stamp of a Colorado registered engineer or architect. Two complete sets of plans are
required when applying for each permit. (Department of Building Inspection)
Q. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of
permit application. Current adopted codes include the 2003 International Residential Code;2003
International Building Code; 2003 International Mechanical Code; 2003 International Plumbing
Code; 2003 International Fuel Gas Code; 2002 National Electrical Code and Chapter 29 of the
Weld County Code. (Department of Building Inspection)
R. Each building will require an engineered foundation based on a site-specific geotechnical report
or an open hole inspection performed by a Colorado registered engineer. Engineered
foundations shall be designed by a Colorado registered engineer. (Department of Building
Inspection)
S. Building height shall be measured in accordance with the applicable Building Code(currently 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. Offset and setback requirements 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. (Department of Building Inspection)
T. All signs including entrance signs shall require building permits.Signs shall adhere to Section 23-
4-80 and Section 23-4-110 of the Weld County Code. These requirements shall apply to all
temporary and permanent signs. (Department of Planning Services)
U. Effective January 1,2003,Building Permits issued on the proposed lots will be required to adhere
to the fee structure of the County Road Impact Program. (Ordinance 2002-11) (Department of
Planning Services)
V. Effective August 1, 2005, Building Permits issued on the subject site will be required to adhere
to the fee structure of the Capital Expansion Impact Fee and the Stormwater/Drainage Impact
Fee. (Ordinance 2002-11) (Department of Planning Services)
Waterford Hill PUD 7
W. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code. (Department
of Planning Services)
X. The property owner shall be responsible for compiling with the Performance Standards of
Chapter 27, Article II and Article VIII, of the Weld County Code. (Department of Planning
Services)
Y. Weld County personnel shall be granted access onto the property at any reasonable time in order
to ensure the activities carried out on the property comply with the Development Standards stated
herein and all applicable Weld County Regulations. (Department of Planning Services)
Z. The site shall maintain compliance at all times with the requirements of the Weld County
Departments of Public Works, Public Health and the Environment, and Planning Services, and
adopted Weld County Code and Policies. (Department of Planning Services)
AA. No development activity shall commence on the property,nor shall any building permits be issued
on the property until the final plan has been approved and recorded. (Department of Planning
Services)
BB. The applicant shall comply with Section 27-8-50 Weld County Code,as follows: Failure to submit
a Planned Unit Development Final Plan - If a PUD Final Plan application is not submitted within
three (3) years of the date of the approval of the PUD Zone District, the Board of County
Commissioners shall require the landowner to appear before it and present evidence
substantiating that the PUD project has not been abandoned and that the applicant possesses
the willingness and ability to continue with the submission of the PUD Final Plan. The Board may
extend the date for the submission of the PUD Final Plan application and shall annually require
the applicant to demonstrate that the PUD has not been abandoned. If the Board determines that
conditions or statements made supporting the original approval of the PUD Zone District have
changed or that the landowner cannot implement the PUD Final Plan, the Board of County
Commissioners may, at a public hearing revoke the PUD Zone District and order the recorded
PUD Zone District reverted to the original Zone District. (Department of Planning Services)
CC. The PUD Final Plan shall comply with all regulations and requirements of Chapter 27 of the Weld
County Code. (Department of Planning Services)
4. The Change of Zone plat map shall be submitted to the Department of Planning Services'for recording
within thirty(30)days of approval by the Board of County Commissioners.With the Change of Zone plat
map, the applicant shall submit a digital file of all drawings associated with the Change of Zone
application. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats
are .shp(Shape Files),Arclnfo Coverages and Arclnfo Export files format type is .e00. The preferred
format for Images is .tif(Group 4) ... (Group 6 is not acceptable). (Department of Planning Services)
5. In accordance with Weld County Code Ordinance 2005-7 approved June 1, 2005, should the plat not
be recorded within the required thirty(30) days from the date of the Board of County Commissioners
resolution a $50.00 recording continuance charge shall be added for each additional 3 month period.
(Department of Planning Services)
6. At the time of Final Plan submission:
A. The applicant shall submit an Improvements Agreements According to Policy Regarding
Collateral For (on-site) Improvements with the final plan application. This agreement must be
reviewed by County Staff and shall be approved by the Board of County Commissioners prior to
recording the final plat. (Departments of Public Works and Planning Services)
B. The applicant shall submit draft covenants for review by County Staff. The covenants shall
address comments made by the Weld County Sheriff's Office, the Colorado Division of Wildlife
Waterford Hill PUD 8
and the Weld County Department of Public Health and Environment. (Departments of Planning
Services, Public Health and Environment, Weld County Sheriff's Office and the Division of
Wildlife)
C. In accordance with Section 2-13-70.H of the Weld County Code, the applicant shall designate a
name for the interior road that is identified the north-south cul-de-sacs as "Way" and the east-
west cul-de-sacs as"Place". The applicant shall contact Lin Dodge with Weld County Building
Inspection to discuss street name options and obtain new addresses with the appropriate street
names. (Building Inspection)
D. All copies of the final plan application shall include a copy of the corrected street name and
addressing from Weld County Building Inspection. (Department of Planning Services)
E. The applicant shall include evidence in the final plan application that the appropriate postal district
has reviewed the corrected addressing and interior street name. (Department of Planning
Services)
F. County Road 15 is classified by the County as a local road(Weld County Roadway Classification
Plan, June 2002)adjacent to the proposed development requiring a 60-foot right-of-way. If the
right-of-way cannot be verified, it shall be dedicated on the final plat. (Department of Public
Works)
G. County Road 86 is classified by the County as a local road (Weld County Roadway Classification
Plan, June 2002) adjacent to the proposed development requiring a 60-foot right-of-way. If the
right-of-way cannot be verified, it shall be dedicated on the final plat. (Department of Public
Works)
H. The applicant shall prepare a pavement design prepared by a professional engineer submitted
with the final plan materials. (Department of Public Works)
I. Easements shall be shown on the final plat in accordance with County standards (Sec.24-7-60)
and /or Utility Board recommendations. (Department of Public Works)
J. All easements(front,side,and rear lot,etc...)shall be shown on the final plat in accordance with
Chapter 27, Article IX (PUD Mapping requirements) of the Weld County Code. (Department of
Public Works)
K. Intersection sight distance triangles at the development entrance(s) will be required. All
landscaping within the triangles must be less than 31 feet in height at maturity,and noted on the
final roadway plans. (Department of Public Works)
L. The applicant shall submit to Public Works stamped, signed and dated final plat drawings and
roadway/ construction & grading plan drawings for review with the final plan application and
approval. Construction details must be included. (Department of Public Works)
M. Stop signs and street name signs will be required at all intersections and shown as a signing plan
on final roadway plans. The current edition of the Manual on Uniform Traffic Control Devices
(MUTCD)shall govern the signing plan. (Department of Public Works)
N. 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.
Waterford Hill PUD 9
The engineer shall reference the specific map panel number, including date. The development
site shall be located on the copy of the FEMA map. (Department of Public Works)
O. The applicant shall prepare a construction detail for typical lot grading with respect to drainage
for the final plan application. Front, rear and side slopes around building envelopes must be
addressed. In addition, drainage for rear and side lot line swales shall be considered. Building
envelopes must be planned to avoid storm water flows, while taking into account adjacent
drainage mitigation. (Department of Public Works)
P. Final drainage construction and erosion control plans (conforming to the drainage report)
stamped,signed and dated by a professional engineer licensed in the State of Colorado shall be
submitted with the final plan application. These plans (stormwater management plans) may be
based on Urban Drainage methodology. (Department of Public Works)
Q. The final plat shall designate two (2) septic system envelopes on each lot. All septic envelopes
must meet all setbacks. (Department of Public Health and Environment)
7. Prior to recording the final plat:
A. The applicant shall enter into Improvements Agreement According to Policy Regarding Collateral
for Improvements. The agreement shall be approved by the Board of County Commissioners.
(Departments of Planning Services and Public Works)
B. The applicant shall submit Certificates from the Secretary of State showing the Homeowners
Association has been formed and registered with the state. (Department of Planning Services)
C. The applicant shall submit finalized covenants and the appropriate recording fee(currently$6 for
the first page and $5 for each additional page) to the Department of Planning Services.
(Department of Planning Services)
D. The applicant shall submit a copy of a finalized Water Service Agreement between the applicant
and North Weld County Water District for service to the PUD.(Department of Planning Services)
E. The applicant shall submit evidence that the water tap intended to service the outlot at the
entrance to the subdivision has been transferred to the Homeowners Association. (Department
of Planning Services)
F. The applicant shall submit a digital file of all drawings associated with the Final Plan application.
Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats are
.shp(Shape Files),Arclnfo Coverages and Arclnfo Export files format type is.e00. The preferred
format for Images is .tif (Group 4) ... (Group 6 is not acceptable). (Department of Planning
Services)
8. Prior to the release of collateral:
A. The applicant shall submit recorded deeds which transfer ownership of the outlot(s) to the
Homeowners Association. (Department of Planning Services)
Waterford Hill PUD 10
M;k44-- sH MEMORANDUM
WI`P�. TO: Weld County Planning Commission
COLORADO DATE: November 28, 2005
4,-
FROM: Sheri Lockman, Planner II
SUBJECT: Waterford Hill, PZ-1095
The Weld County Department of Planning Services is requesting a continuance of PZ-1095.
The continuance will allow additional time for notification of the properties mineral owners in
accordance with Colorado Revised Statute, C.R.S.24-65.5-103.
The applicants and Planning Staff are requesting that the case be continued to January 3,
2006.
LILEY, ROGERS & MARTELL, LLC •
ATTORNEYS AT LAW
Weld County Planning Department
November 23, 2005 GREELEY OFFICE
NOV 2 8 2005
Ms. Sheri Lockman RECEIVED
Department of Planning Services
918 10th Street
Greeley, CO 80631
Re: PZ-1095, Waterford Hill PUD
Dear Sherry:
As you are aware, I represent Sonja Stonestreet, the applicant for approval of the
above-referenced PUD and Marvin A. Barstow, her agent. On behalf of Ms. Stonestreet
and Mr. Barstow, we would like to request that the hearing scheduled for December 6,
2005, be continued to January 3, 2006. The reason for our request is that we did not send
notice to the mineral estate owner at least 30 days prior to the December 6`h hearing. We
anticipate that we will have a written agreement with the mineral estate owner prior to the
January 3rd hearing.
If you should have questions with regard to this matter, please do not hesitate to
call me. Thank you.
Sincerely,
city �xt�`s`�1
James A. Martell
JAM:bkr
cc: Ms. Sonja Stonestreet
Mr. Marvin A. Barstow
LUCIA A. LILEY • JAMES A. MARTELL • TODD W. ROGERS
THE PETER ANDERSON HOUSE a 300 SOUTH HOWES STREET • FORT COLLINS, COLORADO 80521
TELEPHONE: (970)221-4455 • FAX: (970)221-4242
‘it DEPARTMENT OF PLANNING SERVICES
a NORTH OFFICE
918 10TH Street
GREELEY, CO 80631
PHONE: (970) 353-6100, Ext. 3540
FAX: (970) 304-6498
III`p c. SOUTHWEST OFFICE
4209 CR 24.5
COLORADO LONGMONT, CO 80504
PHONE: (720) 652-4210, Ext. 8730
FAX: (720) 652-4211
September 28, 2005
Sonja Stonestreet
do Mary Barstow
1719 E. Mulberry
Fort Collins CO 80524
Subject: PZ-1095- Request for a PUD Sketch Plan for Nine (9) Residential Lots (Waterford Hill PUD)on
a parcel of land described as Pt of Lot 2 of RE-2690; pt SE4 of Section 31,T8N, R67W of the 6th
P.M., Weld County, Colorado.
Dear Applicant:
Your application and related materials for the request described above are being processed. I have scheduled
a meeting with the Weld County Planning Commission for December 6, 2005, at 1:30 p.m. This meeting will
take place in the Hearing Room, Weld County Planning Department, 918 10'" Street, Greeley, Colorado. It
is recommended that you and/or a representative be in attendance to answer any questions the Planning
Commission members may have.
It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of all
mineral estate owners 30 days prior to any public hearing. The applicant shall provide the Weld County
Planning Department with written certification indicating the above requirements have been met.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the
property or if the property is located within the comprehensive planning area of a town or municipality.
Therefore,our office has forwarded a copy of the submitted materials to the Severance Planning Commission
for their review and comments. Please call Severance at 970-686-1218 for further details regarding the date,
time, and place of this meeting. It is recommended that you and/or a representative be in attendance at the
Severance Planning Commission meeting to answer any questions the Commission members may have with
respect to your application.
A representative from the Department of Planning Services will be out to the property a minimum of ten days
prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which
identifies the hearing time,date,and location. In the event the property is not adjacent to a publicly maintained
road right-of-way, one sign will be posted in the most prominent place on the property and a second sign
posted at the point at which the driveway(access drive) intersects a publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to the
Weld County Planning Commission. This recommendation will be available twenty-four(24)hours before the
scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services'office
before the Planning Commission hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
R ectfully,
en ockm n
Planner
PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS NOVEMBER 21, 2005 THE SIGN SHALL BE
POSTED ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-
OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW
IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE
DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST
PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT
WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED
ROAD RIGHT-OF-WAY.
I, VONEEN MACKLIN, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE
SIGN WAS POSTED ON THE PROPERTY AT LEAST FIFTEEN DAYS BEFORE THE
PLANNING COMMISSIONERS HEARING FOR PZ-1095 IN THE A (AGRICULTURAL) ZONE
DISTRICT.
VONEEN MACKLIN
Name of Person Posting Sign
VC,)Laid n=t C l i"
Signature of Person Posting Sign
STATE OF COLORADO
) ss.
COUNTY OF WELD )
The foregoing instrument was subscribed and sworn to me this il'day of l , 206
WITNESS my hand and official seal.
r
- � 1 1�c �-�Notary Public i/ BILLIE J. MOORE
NOTARY PUBLIC
/61 - STATE OF COLORADO
My Commission Expires: VJ
k
-- PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS DECEMBER 19, 2005. THE SIGN SHALL BE
POSTED ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-
OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW
IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE
DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST
PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT
WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED
ROAD RIGHT-OF-WAY.
I, VONEEN MACKLIN, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE
SIGN WAS POSTED ON THE PROPERTY AT LEAST FIFTEEN DAYS BEFORE THE
PLANNING COMMISSIONERS HEARING FOR PZ-1095 IN THE A (AGRICULTURAL) ZONE
DISTRICT.
VONEEN MACKLIN
Name of Person Posting Sign
!ctuQ_A-isThac le/L.)
Signature of Person Posting Sign
STATE OF COLORADO
)ss.
COUNTY OF WELD /�/ �/�/�
The foregoing instrument was subscribed and sworn to me this I u/ day aL�X/{ I ib1/ , 200&
WITNESS my hand and official seal.
Notary Public BILLIE J. MOORE 3
NOTARY PUBLIC
10/4 /040 X1 STATE OF COLORADO
My Commission Expires:
I,
Il
i
um
W' NOTICE Mae
!c.
A PUBLIC HEARING CONCERNING
THIS PROPERTY WILL BE HELD AT:
rid (turfy Plamu . Ikpart/7,i0,, 91110"
Streets Grccfey
7� Y
ON (1C1(WN14 20 o AT I p rvY^• Q 4' 4,01.,:‘ tNro!4..,. :
tit, s• t
NAME '"Saninc°'4irncfrcei %flnry &2rs�a. "$"` , ., J i j)� ,
Ofzcne ((Or) grrrullura/ r 1r, y 4' 'i? y . '` 4,4 �''. .y
. ,r REQUEST 1p e Q residents& Tots ,4, S� :r 0,t 1 r 1 .
k ttisnA{�i ,
t y yt : CASE No. '^71095 2!. 7 ACRES fk. 4
L g4; FOR MORE INFORMATION CALL It;:".AL., '!
.+ x a s ,�, Az ' WELD COUNTY DEPARTMENT OF tts,;� ' T'
' ' �sa4'�iy� ��� PLANNING SERVICES A7 rx �y
�x b Ce
'',` ` rer t. �v" (970)353-6100 ext. 3540 ,,. ,• ` 4 � '6 t s 4
tip. VI—7
;:1J`6 � ‘2• .14'''-;t00.1/.;,:.. "t
4 . '.'..11/41,/,
via \!lf 4 .}l Il • T
,c, itittnest,
, i 12/ 16 / 2005
1 11 -M
;' - I nt.. '.••""4,�'r�?.`'a >„_' ••,_k i' _ yi ... .....1fis� .�' ,'rC . `_' . , :.lfi .� Gi't . o:',o
11 / 23 /2005
• s
N /
N. /
r ,
Mi. I
i ..
t ( - "; lc_
_-.� I - _
'II
ti II
ti •r - .wW ' I 1 11 /23 / 2005
yi
11 / 23 / 2005
FIELD CHECK Inspection Date: Io/7/O5
APPLICANT:Sonja Stonestreet do Mary Barstow CASE #: PZ-1095
REQUEST: PUD Sketch Plan nine (9) residential lots (Waterford Hill PUD)
LEGAL: Part of Lot 2, RE-2690 being part of the SE4 Section 31, Township 8
North, Range 67 West of the 6th P.M. Weld County, Colorado
LOCATION: 1/2 mile north of County Road 86 and west of and adjacent to County Road
15
PARCEL ID #:0555 31 000048 ACRES: 29.7+/-
Zoning Land Use
� I I
JI�.�Ce ,
E E •
S vI� S
W L� W
Comments:
le
AAA,
,l OEvu1 t ill A-
/.1)v i ,d /J t4 fled , LSL
`i � amt
1
Signatur
o House(s) o Derelict Vehicles
❑ Outbuilding(s) ❑ Non-commercial junkyard (list components)
❑ Access to Property o Irrigation Sprinkler
o Crop Productions o Crops
o Site Distance o Wetlands
o Mobile Home(s) ❑ Oil & Gas Structures
❑ Other Animals On-Site ❑ Wildlife
❑ Water Bodies o Utilities On-Site (transmission lines)
o Ditch o Topography
Note any commercial business/commercial vehicles that are operating from the site.
Hello