HomeMy WebLinkAbout20061433.tiff Kia RECEIVED FEB 1 7 2006
t Weld County Referral
February 13, 2006
C Weld County Planning Departmen
SMITHWFST BUILDING
COLORADO• MAR 8�2®006
The Weld County Department of Planning Services has received the following item for revie EC E I V ED
Applicant David & Susanne Schwind Case Number MF-1069
Please Reply By March 14, 2006 Planner Jacqueline Hatch
Project Minor Subdivision Final plat for 4 residential lots, The Highlands, with Estate
Zoning.
Legal Lot A of RE-2651; being part NW4 of Section 4, T3N, R68W of the 6th P.M., Weld
County, Colorado.
Location East of and adjacent to CR 5; south of and adjacent to CR 38.
Parcel Number 1207 04 000046
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) April 18, 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.
Ng See �tercentu y y Q r
Comments: ' / '®y 1 f
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Agency 7attn. Midi_
+Weld County Planning Dept. +4209 CR 24.5,Longmont CO 80504 ❖(720)652-4210 ext.8730 4(720)650-4211 EXHIBIT
2006-1433
Weld Caul./ 1'i?niti?g Department
St.� Valley BAR i zoos
School District RECEIVE!)
March 14,2006
Jacqueline Hatch
Weld County Planning Department
4209 Weld County Rd 24 1/2
Longmont, CO 80504
RE:The Highlands Final Plat with Estate Zoning (Situate in the NW%of Section 4, T3N, R68W)
Dear Jacqueline:
Thank you for referring Highlands Final Plat with Estate Zoning to the School District. The District has reviewed the
development proposal in terms of (1) available school capacity, (2) required land dedications and/or cash-in-lieu
fees and (3) transportation/access considerations. After reviewing the above proposal, the School District finds
that it cannot support this proposed development at this time. The reasons for this position are as follows:
• The 125% Capacity Benchmark is expected to be exceeded at the elementary and middle school
levels in this feeder and there is insufficient capacity to support this development. No additional
elementary capacity is planned for this area from the 2002 School Bond.
• Additional capacity will become available as High School 5, approved under the 2002 Bond, is
constructed in the next 5 years. This facility's capacity is included in calculations used in this referral,
but until it is constructed, there may be short-term crowding at Skyline High School.
Should this development be approved, the options for managing the short and long term overcrowding in these
schools may include adding modular classrooms and implementing split or staggered schedules as needed. Other
options may include, but not be limited to, implementing year-round schools or asking voters to approve new
bonds for additional school facilities or a mill levy for additional operating funds. It should be noted that a lack of
operating funds may be a factor in delaying construction and occupancy of new school facilities in this area.
Detailed information on the specific capacity issues, the land dedication requirements and transportation impacts
for this proposal follow in Attachment A. A land dedication is required with this project and there are comments on
pedestrian access included in the attachment. The recommendation of the District noted above applies to the
attendance boundaries current as of the date of this letter. These attendance boundaries may change in the future
as new facilities are constructed and opened. If you have any further questions or concerns regarding this referral,
please feel free to contact me via e-mail at secirue qlen@stvrain.k12.co.us or at the number below.
Sincerely,
Glen Segrue', AICP
Planning Specialist
Enc.: Attachment A—Specific Project Analysis
Cash-in-lieu chart
r
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY,LONGMONT,CO 80501.SCOTT
TOILLION, DIRECTOR. PHONE 303-682-7229. FAX 303-682-7344.
ATTACHMENT A-Specific Project Analysis
PROJECT: Highlands Final Plat with Estate Zoning
r (1) SCHOOL CAPACITY
The Board of Education has established a District-wide policy of reviewing new development projects in terms of the
impact on existing and approved school facilities within the applicable feeder system. Any residential project within the
applicable feeder that causes the 125% school benchmark capacity to be exceeded within 5 years would not be
supported. This determination includes both existing facilities and planned facilities from a voter-approved bond. The
building capacity, including existing and new facilities, along with the impact of this proposal and all other approved
development projects for this feeder is noted in the chart below.
CAPACITY INFORMATION CAPACITY BENCHMARK
(includes projected students,plus development's student impact)
School Building Stdts. Stdt. 2005-2006 2006-2007 2007-2008 2008-2009 2009-2010
Level Capacity Oct-05 Impact Skits Cap. Stdts Cap. Stdts Cap. Stdts Cap. stdts cap.
Elementary 504 442 1 442 88% 630 125% 652 129% 678 135% 702 139%
Middle 360 320 1 320 89% 388 108% 397 110% 435 121% 457 127%
High School' 2073 1372 1 1372 66% 1616 78% 1676 81% 1748 84% 1810 87%
Total 4272 3 2134 2634 2725 2861 2969
Specific comments concerning this proposal regarding School Capacity are as follows:
• Specific Impact - This application will add 4 new single-family dwelling units with a potential impact of 3
additional students in the Mead Elementary, Mead Middle and Skyline High School Feeder.
• Benchmark Determination - Of the schools in this feeder, Mead Elementary and Mead Middle schools are
projected to exceed 125% of capacity in 5 years with students from this development. The School District is
therefore not supporting this application at this time.
• Additional Capacity Impacts- An additional high school is available for the Weld County area through the 2002
bond approval, however, the Board of Education has not yet determined an opening date for this facility. The
Board of Education does expect this facility will be constructed within the next 5 years.
• Mitigation Options—Weld County and the developer should also be aware that the School Board has developed
a mitigation policy that would assist in providing capacity for the new students in this subdivision. Under the
policy, should an applicant wish to begin construction on a residential development prior to the District's ability to
provide additional capacity, the applicant may mitigate the development's impact on the feeder by agreeing to a
voluntary, per-unit payment. Funds would be used to provide permanent or temporary capacity within the
impacted feeder. The Planning Department would be happy to discuss this type of mitigation for the proposal
with either the town or developer.
• Additional Notes - The District will be revising its projections in early April, which may affect the capacity
determination above.
(2) LAND DEDICATIONS AND CASH IN-LIEU FEES
The implementation of the Intergovernmental Agreement (IGA) Concerning Fair Contributions for Public School Sites by
the Weld County requires that the applicant either dedicate land directly to the School District along with provision of the
adjacent infrastructure and/or pay cash-in-lieu (CIL) fees based on the student yield of the development. CIL fees only
provide funds for land acquisition, which is only a small component of providing additional school capacity for a feeder.
Specific comments regarding land dedications and CIL fees for this referral are as follows:
• Dedication and/or Cash-in-lieu Requirements-The School District is not anticipating the need for another school
site in this area. Since no land dedication is required, Cash in-lieu fees will be assessed per the attached chart.
• Number of Units covered by dedication/cash-in-lieu—All units in this development would be subject to CIL fees.
• Dedication/Cash-in-lieu Procedures - Cash-in-lieu payments are to be made to the St. Vrain Valley School
District Business Office—395 S. Pratt Parkway, Longmont, CO.
3)TRANSPORTATION/ACCESS
Transportation considerations for a project deal with bussing and pedestrian access to and from the subdivision.
Pedestrian access, in particular, is an important goal of the School District in order to facilitate community connection to
schools and to minimize transportation costs. Specific comments for this application are as follows:
• Provision of Busing- Busing for this project, under the current boundaries, would most likely be provided to the
high school only.
• Pedestrian/Access Issues — This proposal is in a rural location and will not affect pedestrian access to
surrounding schools.
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY,LONGMONT,CO 80501.SCOTT
TOILLION,DIRECTOR. PHONE 303-682-7229. FAX 303-682-7344.
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Weld County Planning Department
WPM Goon t' r"anrreng Department
GREELEY OFFICE 1'` �I IC
MAR 1 7 2006 MAR 2 1 ?006
CEIVED V;
u
-�w< � � , 1 ri
rMemorandum
f TO: Jacqueline Hatch, W.C. Planning
9
WI ' DATE: March 14, 2006
pe FROM: Pam Smith, W.C. Department of Publ c ,
i)COLORADO Health and Environment
CASE NO.: MF-1069 NAME: David & Susanne Schwind/The Highlands
The Department has reviewed this Final Plan application and offers the following comments. References are to a
plat titled 'Preliminary Plat, the Highlands".
1. the minimum lot size is now 3.44 acres (down from the 3.7 at the Change of Zone application)
2. there are no improvements delineated on the plat for Lot 2
3. there are no primary and secondary septic envelopes on the plat
4. there are no plat notes on the plat the language
A. in Section 5.8 of the covenants regarding septic systems is marginally correct. The language regarding
the movement of septic envelopes is not correct and should be stricken
,6. Section 5.16 allows the ACC to grant variances to covenant provisions. There should be some statement
excepting Plat Notes, etc.
7. Septic envelopes, and Lot 2 improvements were noted on the Drainage and Erosion Control Plan.
The Department recommended approval with the following conditions:
i1. Water service shall be obtained from Little Thompson Water District.
2. This subdivision is in rural Weld County and is not served bya 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(secondary only on Lot 2).
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.
5. The improvements on Lot 2 must be delineated on the plat, including the approximate location of
the existing septic system.
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.
During development of the site, all land disturbances shall be conducted so that nuisance
1
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.
W 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.
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.
1G "Weld County's Right to Farm"as provided in Appendix 22-E of the Weld County Code shall be
placed on any recorded plat.
Condition #2 above was written at follows for the BOCC resolution, and is acceptable as well.
1. A Weld County Septic Permit is required for each proposed septic system and shall be installed
according to the Weld County Individual Sewage Disposal System Regulations. Each septic
system shall be designed for site-specific conditions, including but not limited to maximum
seasonal high groundwater, poor soils, and shallow bedrock.
O:\PAM\Plan n i ng\chzone\MZ-1069.RTF
2
Mar 15 06 02:01p Division of Wildlife (303)485-0593 p.1
f Weld County Referral
' February 13, 2006
Weld County Planning Department
CID
FO'.'.T)IWST BUILDING
• MAR 1 5 2006
COLORADO [gg[{{��� , _
The Weld County Department of Planning Services has received the following item for rl?vib '"" D
Applicant David&Susanne Schwind Case Number ME-1069
Please Reply By March 14, 2006 Planner Jacqueline Hatch
Project Minor Subdivision Final plat for 4 residential lots, The Highlands, with Estate
Zoning.
Legal Lot A of RE-2651;being part NW4 of Section 4,T3N,R68W of the 6th P.M.,Weld
County, Colorado.
Location East of and adjacent to CR 5;south of and adjacent to CR 38.
Parcel Number 1207 04 000046
The application is submitted to you for review and recommendation. My 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) April 18,2006
O 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.
See attached letter.
Comments:
•
Signature t/,z Date g-/u,C
Agency (--O 1
*Weld County Planning Dept. 64209 CR 24.5,Longmont CO 80504 34720)652-4210 ext.8730 -i(720)65Q4211 fax
Mar 15 06 02:01p Division of Wildlife (303)485-0593 p.2
STATE OF COLORADO
BIB Owens,Governor OO4
DEPARTMENT OF NATURAL RESOURCES 3, 'fr��P'g
DIVISION OF WILDLIFE BA V
AN EQUAL OPPORTUNITY EMPLOYER
Bruce McCloskey,Director
6060 Broadway For W ldlifi-
Denver,Colorado 80216 For People
Telephone:(303)297-1192 Weld County Planning Department
SOH I({lJr _JJLDING
March 15,2006
MAR 1 5 2006
Weld County Planning
ATTN:Jacqueline Hatch 6r
4209 CR 24.5 k
reD
Longmont,CO 80504
Subject:David&Susanne Schwind Minor Subdivision Final plat for 4 residential lots,The Highlands,with Estate
Zoning
Dear Jacqueline:
The Division of Wildlife has visited the subject property and reviewed the proposed development to assess
potential impacts on wildlife. The parcel is currently agricultural land and as such does not provide critical habitat
for any wildlife species.
According to the Division of Wildlife Natural Diversity Information Source Maps for Weld County,this general
area provides winter range for bald eagles;foraging areas,winter range and winter concentration areas for ducks
and geese, and is within the overall range for pheasant,mule deer and white-tailed deer. Coyote,fox,raccoon,
skunks,songbirds,other raptors and herptofarma may also occur in this area.
Native trees and downed or dead wood along the irrigation ditch on the east side of the property should be left in
place for continued benefits to wildlife. Upon disturbance of any areas,noxious weeds should be monitored and
controlled. Homeowners should also be aware that planting trees,shrubs and other herbaceous plants may attract
wildlife which may result in damage to ornamental landscaping by wildlife.Under Colorado law,homeowners will
be responsible for damagesincurred as this type of damage is not eligible for reimbursement by the Division of
Wildlife.
Chronic Wasting Disease(CWD)has been diagnosed in deer herds west of this parcel.Homeowners should be
aware of this disease and management efforts associated with maintaining healthy deer populations. Management
efforts to control this wildlife disease will continue in the future,and may include removal of animals from herds
associated with infected animals. Homeowner and landowner cooperation has played a crucial role in the
Division's CWD e management efforts and will continue to be essential in the future.. Homeowners should be
aware that feeding big game animals,which includes deer, is prohibited in Colorado. Attraction and concentration
of deer herds by supplemental feeding may play a role in the prevalence and spread of chronic wasting disease.
DEPARTMENT OF NATURAL RESOURCES,Russell George,Executive Director
WILDLIFE COMMISSION,Jeffrey Crawford,Chair•Tan Burke,Moe Chair.Ken Tones, Secretary
Members,Robed Bray•Rick Ersaorn•Philip James•Claire ONeal•Richard Ray.Robert Shoemaker
Ex Officio Members,Russell George and Don Anent
Mar 15 06 02:01p Division of Wildlife (303)485-0593 p.3
Homeowners should also be made aware of the presence of native predators, Pets should not be allowed to roam
free. All domestic livestock and farm animals should be secured with wildlife proof fencing appropriate for the
species being raised. Pets as well may negatively interact with wildlife even on the home-sites and homeowners
will be responsible for handling these problems. Homeowners should secure pet and animal feeds,trash
containers,and cbarcoallgas grills. Pets should have current shots. All control of nuisance wildlife will be the
homeowner's responsibility with the possible exception of bears and mountain lions. The developers may wish to
review the Division publication:Developing with Wildlife in Mind. Homeowners and potential homeowners will
find additional recommendations and information in these Division of Wildlife publications: "Living With
Wildlife In Coyote Country"."Living with Wildlife in Bear Country","Living with Wildlife in Lion County",
"Living With Wildlife:Canada Geese","Don't Feed the Wildlife",and"Too Close For Comfort".
Homeowners should also be aware that hunting may be an ongoing fall and winter activity on lands surrounding
the development. Shooting will occur normally in the early mornings until dark on these areas. The sounds of
gunfire may be somewhat distracting,yet should be noted to the potential owners and developer.
Thank you for your consideration of these comments. If you have any questions regarding these comments,please
contact District Wildlife Manager Suzanne Kloster at 303-485-0593.
sincerely, �! Weld County ?tam g Depariment
• -4 1- SedlOwt:,t. EtUILDING
Mark Leslie MAR 1 5 2006
Area Wildlife Manager
RECZ.
cc: John Bredehoft,Assistant Director
L
Suzanne Kloster,DWM
file
Weld County Planning Department
(Vest elee‘Nts, MEMORANDUM SOllTli':" 71" BUILDING
MAR 2 Zoos
1 TO: Jacqueline Hatch,Planning Department :y ; 2006
FROM: Jesse Hein,Public W at lucent
COLORADO SUBJECT: MF-1069 The Highlands Minor Subdivision(Final Plat)
Weld County Public Works Department has reviewed final plan materials and has the following development referral
comments.
Comments
❑ Easements shall be shown on the final plat in accordance with County standards (Sec.24-7-60) and / or Utility Board
recommendations. Most easements shown on the drawings are not correct. All lots shall have drainage and utility easements per
County CODE.
❑ The typical interior roadway section (Section A-A) shown on Highlands Court— Street, and Utility Plan and Profile (Sheet 1)
v shall show the County standard easement. A 12-foot Utility Easement is not appropriate.
✓:3 Existing access (RE-2651) to CR 5 and culvert shall be removed, when access is completed for Highlands Court. All lots shall
access from the internal roadway system. This must be noted on the road construction drawings.
❑ The existing access to CR 5 adjacent to the Ish Ditch must be addressed. If this is exclusive access for the Ish Ditch, it shall be
noted and labeled on the final plat.
Topography for the site must be shown on the Final Drainage and Erosion Control Plan. The plan shall indicate all on-site and
off-site drainage for the proposed development. It is not apparent how the lots drain stormwaters.
yThe Final Drainage Report— The Highlands Minor Subdivision, by Park Engineering Consultants (PEC Project #410-1) dated
November 4th, 2005, notes that erosion control measures will be used during construction. The Final Drainage and Erosion
Control Plan(Sheet 2)do not show any erosion control measures. This drawing must be revised and resubmitted showing erosion
control measures to be used during construction.
❑ The existing ditch that flood irrigates the current property has not been identified,nor labeled on the engineering drawings/plans.
,,% Any future use and easement shall be shown and labeled on the final plat, construction drawings and the final drainage plan.
Amended sealed drawings must be resubmitted to Public Works for acceptance. The engineer shall address the location of the
existing ditch and its proximity to the proposed future roadway cul-de-sac.
p The 25-foot by 25-foot site triangles shown on the roadway construction plans are not correct.
o Intersection sight distance triangles shall be shown per AASHTO guidelines on the roadway plans. Intersection
sight distance triangles at the development entrance must be shown in the proper locations with respect to lanes of
oncoming traffic and the dimensions labeled.
o Note#3 and Note #4 on the on Highlands Court—Street, and Utility Plan and Profile (Sheet 1) shall be modified to
not include any signage within the sight-distance triangles.
❑ The applicant or their agents may be required to obtain permits from Weld County's Public Works - Utility Agent, for each
utility.
❑ The applicant has submitted an Improvements Agreement According to Policy Regarding Collateral for Improvements (Private
Road Maintenance), which is generally acceptable to Public Works.
o The applicant must verify the unit cost for the 15-inch diameter RCP with a bid submitted to Public Works.
o The Board of County Commissioners prior to recording the final plat shall approve the agreement.
Page l of 2
❑ A letter dated January 3`d, 2006, from Frank B. Hempen, Jr.,P.E., Weld County Engineer, states that CR 5 has been taken off the
County Financed Fugitive Dust Control Treatment Program. Therefore no off-site improvements will be asked for CR 5.
The proposed additional traffic from The Highlands Minor Subdivision(4-lots) will not exceed the 200 vehicle per day threshold
mandated for dust mitigation. Therefore no off-site improvements will be asked for CR 38.
A The applicant shall re-submit to Public Works amended sealed final roadway / construction / grading plan drawings and Final
Drainage Report for acceptance by Public Works.
❑ The applicant must submit three (3) additional sets of final roadway, drainage, utility / construction plan drawings (stamped,
signed, and dated)to Public Works for Weld County Field Inspectors' use during construction of the subdivision.
Recommendation
o The above comments are prerequisites and shall be fulfilled prior to recording the final plat.
tr:r. tM . t .. gs oei.t ° t t a_. 1 rge i N i t i _:ik,35 {vd' -r1:
PC:MF-1069 The Highlands Minor Subdivision(Final Plat)
nail&Original:Planner:Jacqueline Hatch
by Post Applicant:David and Susanne Schwind.
PC by Post: Engineer:Park Engineering Consultants
Page.2 of 2
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