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Home My WebLink About20062959.tiff Weld County Planning Department GREELEY OFFICE `F. Kit MemorandunuEaE'1ED TO: Brad Mueller, W.C. Planning DATE: September 12, 2006 /1ri) lunge FROM: Pam Smith, W.C. Department of Public COLORADO Health and Environment CASE NO.: PZ-1114 NAME: Christine Frederick The Weld County Health Department has reviewed this Change of Zone application. This application is virtually unchanged from the Sketch Plan application submitted to this office earlier this year. The applicant proposes a PUD with 8 residential lots with Estate Zone uses and 1 residential lot with Agricultural Zone uses on 153 acres. The Specific Guide, pg.4 states that "Lot 9 shall retain the ability to be further subdivided in the future." The minimum lot size is 2.1 and coupled with the overall density of one septic system per 17 acres does meet current Department policy. Improvements on the proposed Lot 2 (house and outbuildings) have been removed from the property. In an email forwarded by Anne Johnson and dated March 27, 2006, Christine Frederick indicated she will be abandoning the existing septic system. It appears from the 'Referral Response' document that the septic system has not yet been abandoned. The application states that the 'development proposes the ability of each lot to have Auxiliary Quarters as defined by Weld County Code Section 23-1-90 (Specific Development Guide, pgs. 1 and 4). This definition shall be adhered to with the exception of the 2.5 acre lot size." Comments from the Sketch Plan review are reiterated for reference (with new emphasis added in bold): There are 8 estate lots proposed and the agricultural lot(Lot 9) currently proposes 2 alternate building sites. Each estate lot proposes the ability to have a 'carriage estate'as allowed in the Weld County Code. The application states that the agricultural lot has the potential for future subdivision. The Slough drainageway borders the property on the east, and is within the Flood Zone A boundary. The application has satisfied Chapter 27 of the Weld County Code in regard to water and sewer service. The application states the water will be supplied by North Weld County Water District. A draft water service agreement from North Weld County Water District was included in the application materials. Sewer will be provided by individual sewage disposal systems. A geologic and preliminary geotechnical report from CTL/Thompson, dated October 6, 2004 No percolation tests were conducted as a part of this EXHIBIT 2006-2959 a L' investigation. However, a review of the report and soil boring logs finds shallow groundwater at depths ranging from 3 feet to 25 feet below grade. CTL/Thompson also estimates that 40 percent of the property has groundwater depths at 10 feet or more shallow. A review of the USDA Soil Survey maps indicates that the southwestern portion of the property has a water table at the surface during spring and peak irrigation season. CTL/Thompson Figure 3 also supports this conclusion. The proposed Lot 9 alternate building site 1 has been placed in this general vicinity. This site may not be the best location for a building site. Lots 3 and 4 may also be affected by this seasonal water table depth as well. The CTL/Thompson report also found other limiting zones in the form of saturated soil(the wicking effect of groundwater on the soil above the water line) or shallow bedrock that may also influence the design of septic systems. Because this report was conducted in the fall, this may not be representative of groundwater conditions during the spring/summer months. The Department requests that the applicant designate two septic system envelopes on each lot and that the secondary absorption field envelope be preserved in a manner that will allow its future use. The Department further recommends that language for the preservation and/or protection of the second absorption field envelope shall 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 site. The initial impact plan submitted in the application materials appears to address all the environmental impacts of Section 27-6-40. Based on the above bolded comments the Department would like to see the Lot 9 building envelope along County Road 80 be removed. Therefore, 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 the 100-year Flood Plain boundary and 25 feet to the detention pond. 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 2 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. O1PAM\Planning\chzone\PZ-1114 Christine Frederick.RTF 3 ‘re‘;it Weld County Referral D August 3, 2006 C. - � AUG - 8 COLORADO WELD COUNTY PUBLIC WORKS OE T The Weld County Department of Planning Services has received the following item for review: Applicant Pyrenees Properties LLC Case Number PZ-1114 Please Reply By August 31, 2006 Planner Brad Mueller Project Change of Zone from Agricultural to PUD for 8 residential lots with Estate Zone District uses, 1 residential lot with Agricultural Zone District uses, and 1 outlot (Frederick PUD) Legal Lot C of RE-3058, Pt of Section 15, T7N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to CR 80; '/z mile east of CR 19. Parcel Number 0705 15 000003 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) October 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. /ia See attached letter. Comments: Signature Date <S7VAL P„* Agency #c kicc< +Weld County Planning Dept. ❖918 10th Street,Greeley,CO. 60631 +(970)353-6100 ext.3540 ❖(970)304-6498 fax Weld County Planning Department GREELEY OFFICE rek irs•ss. MEMORANDUM SEP 0 1 2006 RECEIVED ' • TO: Brad Muller, Planning Services DATE: 31-August-2006 CFROM: Jesse Hein, Public W epartment COLORADO SUBJECT: PZ-1114 Frederick PUD (Zone Change) Weld County Public Works Department has reviewed this change of zone 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 Frederick PUD Subdivision is planned for up to 9 single-family residential building sites. The site includes 8 residential Estate lots and 1 residential lot zoned Agricultural. ❑ The applicant has requested the alternate Building Envelope location for Lot 9(adjacent to WCR 80) remain to accommodate for a separate farm access. Public Works is in acceptance of an additional access for agricultural purposes; however, the building envelope for Lot 9 must be shown adjacent to the internal roadway. Residential access to Lot 9 must be from the internal roadway. The additional proposed access off WCR 80 shall be shown as an agricultural access only. o If Lot 9 is subdivided in the future all new lots must be accessed from the internal roadway for the Frederick PUD. 1 Lots 6, 7 and 8 shall be shown to not include the existing right-of-way. External Roadways: O CR 80 is classified by the County as a local gravel road(south and adjacent to this development) and requires a 60-foot right-of- way. The applicant has verified the existing right-of-way and the documents creating the right-of-way. The right-of-way is documented and shown on the change of zone plat. ❑ This development will introduce approximately 86 additional vehicle trips per day to the off-site roadway system from the proposed 9 residential homes. o Based on the current traffic counts and minimal additional impacts on WCR 80 the applicant may not be required to enter into a Fugitive Dust Control Treatment Program. ❑ Based on the proposal of limited development and anticipated low transportation impact on surrounding roads, a traffic study is currently not required. Internal Roadways: ❑ 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 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. o The applicant in the application materials has requested a variance for a gravel interior roadway system. o A variance was submitted and reviewed by the Director of Public Works, and a paving waiver has been granted. C .�....n.. ��..,.,.,wu..f�,._..a�....�.,,,,..�..,.ww..,,.- Page 1 of Drainage: ❑ The Drainage Design Considerations for Frederick PUD, dated July 19, 2006 by Mary B. Wohnrade P.E. has been reviewed by Brian Varrella with the Department of Public Works. This drainage report is very well written and presented requiring minimal changes. Mr.Varrella offers the following comments: ❑ Required for Change of Zone: 1. The applicant shall provide detention for the portions of Lots 6, 7,and 8 not in the FEMA 100-year Floodplain. 2. All detention facilities shall capture the 100-year developed runoff and release it at a rate not to exceed the 5-year historic,as per Weld County Code 24-7-130(D). 3. Offsite and onsite USGS contours referenced in text must be shown on the 11"x17"plan sheets(I of 2 and 2 of 2). The following comments shall be addressed with the final plat application: ❑ 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 will be required. All landscaping within the triangles must be less than 31/4 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. ❑ 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. ❑ A final drainage report stamped, signed and dated by a professional engineer licensed in the State of Colorado shall be submitted with the final 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 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 the final plan application. Recommendation ❑ The Public Works Department recommends approval of this change of zone. 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 plats. PC: P7 1114 Frederick PUD(Zone Change) Email&Original: Planner: Brad Mueller - PC by Post: Applicant: Todd Hodges Design LLC PC by Post: Engineer: Wohnrade Civil Engineers, INC. PC by Post: Surveyor: Intermill Land Surveying, INC. Page 2 of 2 . ,.. Weld County Referral WIIDe. August 3, 2006 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Pyrenees Properties LLC Case Number PZ-1114 Please Reply By August 31, 2006 Planner Brad Mueller Project Change of Zone from Agricultural to PUD for 8 residential lots with Estate Zone District uses, 1 residential lot with Agricultural Zone District uses, and 1 outlot (Frederick PUD) Legal Lot C of RE-3058, Pt of Section 15, T7N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to CR 80; ''A mile east of CR 19. Parcel Number 0705 15 000003 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) October 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. a' See attached letter. Comments: Signature � -9 Date g a8- cC Agency ill�(� Z4IceG//at/ +Weld County Planning Dept. +918 10th Street, Greeley, CO. 80631 4(970)353-6100 ext.3540 4(970)304-6498 fax a weLits , DEPARTMENT OF PLANNING SERVICES BUILDING INSPECTION, 6lit NORTH OFFICE 918 10`h 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 August 28, 2006 Pyrenees Properties LLC Change of Zone from Agriculture to PUD for 8 residential lots with Estate Zone District uses,1 residential lot with Agricultural Zone District Uses and 1 outlot (Frederick PUD). PZ-1114 1. A separate building permit shall be obtained prior to the construction of any structure including the mail cluster box. 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. 7. Provide letter of approval from Windsor Fire Protection District prior to new residential construction. Please contact me for any further information regarding this project. Si rely, er igi Building Official (Inn Weld County Referral 111k. August 3, 2006 COLORADO The Weld County Department of Planning Services has received the following item for review: Applicant Pyrenees Properties LLC Case Number PZ-1114 Please Reply By August 31, 2006 Planner Brad Mueller Project Change of Zone from Agricultural to PUD for 8 residential lots with Estate Zone District uses, 1 residential lot with Agricultural Zone District uses, and 1 outlot (Frederick PUD) Legal Lot C of RE-3058, Pt of Section 15, T7N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to CR 80; '/2 mile east of CR 19. Parcel Number 0705 15 000003 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) October 3, 2006 ❑AVe 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 Aletter. - Comments: , Y [lM Al u U(, Q3 C9 r© 04tA (toole (\t\ u4c k o 4 , n c- a w --� �.� (b . Signature Date $- -(�(Q Agency ap1/4-4AjablAc;striseez +Weld County Planning Dept. 4.918 10'"Street, Greeley,CO.80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax STATE OF COLORADO ' ThFFICE OF THE STATE ENGINEER .0v.c943 Division of Water Resources a`� - 'P„_ Department of Natural Resources y� 1313 Sherman Street,Room 818 � � ) Denver,Colorado 80203 August 11, 2006 .1B76 Phone(303)866-3581 - - FAX(303)866-3589 Bill Owens wwwwater.state.co.us Weld County Plannhg Department Governor Mr. Brad Mueller GREELEY OFFICE Russell George Executive Director Weld County Planning Department ~�t 1 r_ c Hal D.Simpson,P.E. 918 10`n Street v G 1. 06 State Engineer Greeley, Co 80631 RECEIVED Re: Frederick PUD Case No. PZ-1114 Sec. 15, T7N, R67W, 6th P.M Water Division 1, Water District 3 Dear Mr. Mueller: 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 153.11-acre parcel into 9 single-family residential lots by our letter dated March 3, 2006. The North Weld County Water District ("District") is still listed as the source of domestic water. In our letter dated March 3, 2006 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 Frederick PUD were identified in this new submittal, the comments from our letter dated March 3, 2006 (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, Sed vi /, Dick Wolfe, P.E. Assistant State Engineer cc: Jim Hall, Division Engineer George Varra, Water Commissioner, District 3 Water Supply Branch DW/IC/Frederick PUD(change zone) STATE OF COLORADO OFFICE OF THE STATE ENGINEER Division of Water Resources 1S,.�'� Department of Natural Resources N� 1313 Sherman Street, Room 818 : .' Denver,Colorado 80203 �• r Phone(303)866-3581 March 3, 2006 t"e s FAX(303)866-3589 Bill Owens www.waterstate.co.us Governor Mr. Brad Mueller Russell George Weld County Planning Department Executive Director 918 10th Sheet Hal D.Simpson,P.E. Greeley, Co 80631 State Engineer Re: Frederick PUD Case No. PK-1114 Sec. 15,T7N, R67W, 6th P.M Water Division 1,Water District 3 Dear Mr. Mueller: We have reviewed the above referenced proposal to subdivide a 153.11-acre parcel into 9 single-family residential lots averaging 3.8 acres in size. The Water Supply Information Summary Form included in the referral material indicates that the annual water requirement for household use is one acre-foot per unit. The water use estimate appears to be high compared to a typical estimate based on an average of 3.5 persons per dwelling and 80 gallons per person per day or approximately 1/3 of an acre-foot per year. No outside uses were identified for any of the 9 residential lots. The proposed water source for this subdivision is identified as the North Weld County Water District ("District"). A letter of commitment for service from the District was not provided. A copy of a draft Water Service Agreement ("Agreement")was included in the referral material. According'to the information from the Agreement, the District will 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%. Based upon recent updated information (dated September 29, 2005) provided to this office by the District, the District currently has an adequate uncommitted water supply to provide the water associated with this project. 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 Megan Sullivan of this office. Sincerely,( Dick Wolfe, P.E. V Assistant State Engineer cc: Jim Hall, Division Engineer George Varra, Water Commissioner, District 3 Water Supply Branch DW/MAS/Frederick PUD a fA) �' Weld County Referral *k e��an� Department igGREELEY OFFICE August 3, 2006 € AUG 1 8 2006 COLORADO RECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Pyrenees Properties LLC Case Number PZ-1114 Please Reply By August 31, 2006 Planner Brad Mueller Project Change of Zone from Agricultural to PUD for 8 residential lots with Estate Zone District uses, 1 residential lot with Agricultural Zone District uses, and 1 outlot (Frederick PUD) Legal Lot C of RE-3058, Pt of Section 15, T7N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to CR 80; '/2 mile east of CR 19. Parcel Number 0705 15 000003 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) October 3, 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. 0. See attached letter. Comments: Signature Date D AC) -°k Agency \A V L(, +Weld County Planning Dept. +918 10th Street,Greeley,CO.80631 4(970)353-6100 ext.3540 ❖(970)304-6498 fax Applicant: Pyrenees Properties LLC Case: PZ-1114 Planner: Brad Muellerme urASkkiiii .� Vin. i 4 f _.. �ti.,.. ..44_L Y.. F 3 L i ,-,4-„:4 � , j �p i .:(4. �f `�w `- -�. o- t-r "�y. .'. ! x l ., !, f rt. . 3H I .4�l'� :. i it fr "' ..-. 111;-.(.:::‘::11' f 11 4.0 4� e, S ,t:,,,,,,-, `+w Y�iW. Sri. '''..".'"........71711011°' Y �.—Y .I ,,, r— MFwu7. n *° b 0.8 Miles 0.4 0 0.4 FP' Viewl N I' Highways Streams Majroads Lakes \' Locroads e Aoodplain W ---7 1 E Rail field boundary S % -c $ $ $ I0 E E LI t 03E @ U © 0 8 . a To oil r \ c o ■ § $ >.� 2 k k 03c ■ V2 $ 4) V kU � .02 i_ cr = [ g c co 2 to 2 a 2 > ■ a C � � z / / > 2 / § / § U I—2 � � w g to 0) k 0f IS (0 4( $ / Y % $ & ® 11 J . A a ■ 3 fE '62 E c "1@ E \ I . § 2 (5 0) .C 0 CO . / � � 0k • ■ ck C 0) » 6 § - � c 0 E 0 , 22 0 0 0 ." k � a a co . \ & 0 2 0 C W co 75. 15 / § ( > ■ o ' 2 / > 2 _ S _1 t k c o # - e © > Cl) TA C k co > o)o)co a o f c Ca) � © co / % ea § � . 0. . (, ( k - % b § c Nr $ 9 0 )4I V 00 r- � ® � i— E % v CO N- - k Sti k w N >, 0) § k & & E C e 4) EL EL � � L _c �� -IU U4 3 E e CO R a § © ■ c RC .96 2 0 ow c o kC CO �� 2Fk 3 �� k Z :tz c 01 cr) cy, et# 0) © \ o 0. m d 2 f \ U Q w co • • EDUCATION FOR LIFE ND S OR Stephanie R. Watson Assistant Superintendent Business Services gelki Canty Naming Dement 21 August 2006 C11•LEY OFFICE Brad Mueller AUG' 2 221106 Weld County Planning Department RECEIVED 918 10th Street Greeley, CO 80631 RE: Frederick PUD rL. / I / ci Rezoning Plat Dear Mr. Mueller: The above referenced Rezoning Plat is proposed for nine single-family detached units on 153.1 acres located north of Weld County Road 80 and east of Weld County Road 19. This letter first summarizes the implications for school sites and facilities. Second, it addresses the school district's ability to financially accommodate the students this subdivision would generate. Based on the application, the following student generation is anticipated (see Table 1 for detailed calculations): Estimated Student Generation School Type (Grades Served) Students Elementary(K-5) 3 Middle(6-8) 2 Senior High(9-12) 2 Total 7 This level of student generation results in the need for 0.2 acres of land necessary to support the school facilities required to serve these students. While student and land impacts appear minimal, approved residential development within the area of the project contributes to a substantial cumulative impact upon the School District. In addition,the effect upon school site planning is significant because of the difficulty in acquiring school sites in the appropriate locations and sizes to serve such dispersed development. Given the rapid growth of other areas within the School District, Windsor Re-4 remains concerned with its financial ability to provide for continuing growth within the area of the project. This and related concerns are discussed in detail below. WELD COUNTY SCHOOL DISTRICT RE-4 Business Services 1020 Main Street • P.O. Box 609 • Windsor, CO 80550 • (970) 686-8000 • Fax (970) 686-5280 Site Issues Due to the relatively small number of lots within the development, land dedication is not feasible to offset the impact of growth upon the School District. Therefore, District Re-4 requests cash-in-lieu of land at the current market value of land within the area(see recommendations). Given the substantial amount of residential development opportunity within District, it is strongly recommended that the County and the School District master plan the cumulative effects of growth upon existing and future school sites. Facility and Fiscal Capacity Issues Grandview Elementary School, Windsor Middle School, and Windsor High School currently serve this area. Capacities and recent enrollments of these schools are: Seats Student Enrollment Available School(Grades) Capacity (10/1/05) (Short) Grandview Elementary(K-5) 400 338 62 Windsor Middle School(6-8) 700 788 (88) Windsor High School (9-12) 1240 956 284 Capacities of the schools that will serve this proposed development are either surpassing or quickly approaching their limit. The acceleration of residential growth and growth potential raises the School District's concern regarding its ability to provide adequate educational opportunities. Approved development far exceeds the District's current capacity to fund educational facilities. Consequently, approval of this project would exacerbate the expected seat (capacity) shortages. As of July 1, 2006, the District's total bonding capacity approximated $56.2 million at 20 percent of assessed valuation per state statute. Debt outstanding from the previous bond election is $34.2 million leaving $22 million available for future facility needs throughout the District. Given residential development and student potential from already approved but not completed projects, this amount is sorely deficient to provide the necessary school facilities. If recent rates of growth are maintained, the District expects that within the next five to ten years, a new high school will likely be required. The costs associated with building a new high school will more than consume the remaining debt capacity, compromising the District's ability to provide for other areas of need, especially at the middle school level. Inadequate bonding capacity is the direct result of residential growth occurring at a pace that well exceeds the District's statutorily limited ability to fund school construction. Recommendations The School District remains very concerned about the recent trend toward accelerated residential activity and the ensuing enrollment that will follow as well as the District's physical and financial abilities to serve that growth. Because dedication is not feasible from a development of this size, the District requests that the developer agree to pay cash in lieu of land at the amount established by the Town. Recent review of data regarding land sales suggests that the cash-in-lieu amount should increase from $1,200 to $2,240 per single-family detached unit(see attached calculations). Therefore, Page 2 of 3 it is requested that the County revise its valuation of land prices for all property within the School District. Assuming payment of cash-in-lieu of land at the updated value of$2,240 per unit,the School District does not object to the approval of this Rezoning Plat if the developer satisfies the following condition. It is respectfully requested that mitigation be provided to offset the unmet capital costs (i.e. lack of bonding capacity) that will be experienced for school structures. Such mitigation may require the meeting of the County, Towns, District, development community and developer to reach an agreement in finding a solution to mitigate a reasonable portion of expected unmet capital costs. In organizing such effort, the School District would like to reach this agreement within the near future. Cooperation of all parties is necessary in offsetting the adverse fiscal impacts of the rapid growth within the area. Your continuing cooperation is sincerely appreciated, as is the opportunity to comment upon issues of interest to the County, the School District and our mutual constituents. Should you have questions or desire farther information, please contact me at your convenience. Sincerely, S G ltt , w Stephanie R. Watson Assistant Superintendent Business Services Page 3 of 3 • -- Exhibit A: School District Planning Standards Student Yields Elementary 0.386 Middle School 0.195 High School 0.220 Total 0.801 Capacity Elementary 600 Middle School 900 High School 1200 Site Requirements Elementary 10 acres Middle School 25 acres High School 50 acres Developed Land Value $ 106,600 Exhibit B: Methodology for Calculating Land Dedication and In-lieu Payments Site Student Requirement Acres Per Acres Per Cash In Yield Acres Capacity Student Unit Land Value Lieu Single Family Elementary 0.386 10 600 0.017 0.00643 $ 106,600 $ 686 Middle School 0.195 25 900 0.028 0.00542 $ 106,600 $ 577 High School 0.220 50 1200 0.042 0.00917 $ 106,600 $ 977 Total 0.801 85 0.086 0.02102 $ 2,240 Multi Family Elementary 0.105 10 600 0.017 0.00175 $ 106,600 $ 187 Middle School 0.060 25 900 0.028 0.00167 $ 106,600 $ 178 High School 0.035 50 1200 0.042 0.00146 $ 106,600 $ 155 Total 0.200 85 0.086 0.00488 $ 520 Mobile Homes Elementary 0.289 10 600 0.017 0.00482 $ 106,600 $ 513 Middle School 0.146 25 900 0.028 0.00406 $ 106,600 $ 432 High School 0.165 50 1200 0.042 0.00688 $ 106,600 $ 733 Total 0.600 85 0.086 0.01575 $ 1,679 tD 'cal \ ill"! Weld County Referral Weld County Planning DeparttA ust 3, 2006 GREELEY OFFICE DC. SEP 0 8 2006 COLORADO RECEIVED The Weld County Department of Planning Services has received the following item for review: Applicant Pyrenees Properties LLC Case Number PZ-1114 Please Reply By August 31, 2006 Planner Brad Mueller Project Change of Zone from Agricultural to PUD for 8 residential lots with Estate Zone District uses, 1 residential lot with Agricultural Zone District uses, and 1 outlot (Frederick PUD) Legal Lot C of RE-3058, Pt of Section 15, T7N, R67W of the 6th P.M., Weld County, Colorado. Location North of and adjacent to CR 80; '/2 mile east of CR 19. Parcel Number 0705 15 000003 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) October 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: /4 C L\ V.: �\ Y�`� @SI" b CC e r, ,cc AA— Signature Date 7//4 Agency /t_) C-3e� +Weld County Planning Dept. +918 10th Street, Greeley, CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax Hello