HomeMy WebLinkAbout20060693.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Tom Morton Case Number PZ-1078
Change of Zone: St. Vrain Lakes PUD
Submitted or Prepared
Prior to At
Hearing Hearing
1 Staff Comments X
Pre-Advertisement Request dated November 30, 2005 X
Department of Planning Services Field Check Form-Ogle X
Planning Commissioner Field Check Form
Letter to Applicant X
Affadavit of sign posting X
'+ Legal Notifications X
2 Application X
Maps X
`J Surrounding Property/ Mineral Owners X
Utilities X
3 Referral List X
4 Referrals without comment
Town of Frederick, referral received 10-25-2005, X
Little Thompson Water District, referral receivedl0-27-2005 X
(S.n. v6.) X
Town of Frederick, referral received 11-4-2005 X
Weld County Paramedics, referral received 11-7-2005 X
Referrals with comments
5 Weld County Code Compliance, referral received 10-19-2005 X
6 Colorado Department of Transportation, referral received 10-26-2005,10-27-2005 X
7 Weld County Sheriffs Office, referral received 10-28-2005 X
N, 8 State of Colorado, Division of Water Resources, referral received 11-2-2005 X
9 Department of Building Inspection,Addressing, referral received 11-2-2005 X
10 Mountain View Fire Protection District, referral received 11-3-2005 X
11 Longmont Soil Conservation District, referral received 11-4-2005 X
2006-0693
12 State of Colorado, Division of Wildlife, referral received 11-8-2005 X
13 Department of Public Works, referral received 11-15-2005 II/_%o/Z O X
EXHIBIT
14 St. Vrain School District, referral received 11-17-2005 X
15 Kerr-McGee Rocky Mountain Corporation, referral received 12-20-2005 X
7 #/O-78
16 Department of Public Health& Environment, referral received 12-23-2005 X
17 Town of Mead, referral received 1-5-2006 X
• 18 Colorado Department of Transportation referral received 1-6-2006 X
NI 19 Electronic Correspondence from Felsburg Holt and Ullevig, received 1-6-2006 X
20 Department of Public Works, Stormwater and Drainage referral received 1-6-2006 X
\' 21 Department of Public Works, referral received 1-9-2006 X
PC t"x{h,L 22 Consolidated Service Plan dated 2-28-2006 X
23 Natural Resource Assessment Report, dated 5-20-2004 X
24 Preliminary Geo-technical Engineering Report, dated 5-26-2006 X
• 25 Town of Firestone, referral received 1-11-2006 X
• 26 Mountain View Fire Protection District letter dated 1-7-2006 X
• 27 Electronic Mail from Glen Segrue dated 1-13-2006 X
28 Department of Public Works referral (CLOMR)dated 1-12-2006 X
• 29 Mountain View Fire Protection District letter dated 1-16-2006 X
30 St Vrain Valley School District, Capital Mitigation Letter dated 1-10-2006 X
a
31 Memorandum, summary of Windy Gap Agreements dated 1-25-2006 X
'' 32 Letter of Opposition, Brian McCormick dated 2-9-2006 X
33 Letter, Bernard Lyons Gaddis& Kahn for the Highland Ditch Company and No. 3 X
Outlet Ditch Company dated dated 2-10-2006
• 34 Electronic Mail-Ginny shaw, dated 2-16-2006 X
• 35 County Road Cross Section,from County Code,Appendiz 24-E X
36 Don Warden, Memo re: Service Plan, dated 05/04/2005 X
'N' 37 Lee Morrison, Memo re: Preliminary Review,--,dated05/09/05 X
38
39
40
I hereby certify that the 35 items identified herein were submitted to the Department of Planning Services at or prior to the
scheduled Planning Commissioners hearing.
Kim Ogl er
1 • \ LAND USE APPLICATION
SUMMARY SHEET
PLANNED UNIT DEVELOPMENT CHANGE OF ZONE
COLORADO
CASE NUMBER: PZ-1078 HEARING DATE: December 20, 2005, cont'd
January 17, 2006, cont'd
February 16, 2006
APPLICANT: Tom Morton, c/o Carma Colorado
ADDRESS: Highland Place II, 9110 E. Nichols Avenue, Suite 180, Englewood CO 80112
REQUEST: Change of Zone from (A) Agriculture to PUD with (E) Estate; (R-1) Low Density
Residential; (R-2) Duplex Residential; (R-3) Medium Density Residential; (R-4)
High Density Residential; (C-1) Neighborhood Commercial, (C-2) General
Commercial and continuing Oil and Gas Production Uses in the Mixed Use
Development Overlay District(St. Vrain Lakes PUD)
LEGAL: Parts of Sections 25, 35, and 36, all in T3N, R68W of the 6th P.M., Weld County,
Colorado
LOCATION: Multiple parcels generally located East of and adjacent to the I-25 Frontage
Road, South of and adjacent to State Highway 66; west of and adjacent to
County Road 13 and north of and adjacent to St. Vrain River
ACRES: 1313 acres, more or less
PARCEL#: 1207-25-100001, 1207-25-100002, 1207-25-100003, 1207-25-000006,
1207-25-000020, 1207-25-200025, 1207-35-000049, 1207-35-000039,
1207-35-000051, 1207-35-000058, 1207-36-000025, 1207-36-000029,
1207-36-000031, 1207-36-000056, and 1207-36-000058
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Code Compliance, referral received 10-19-2005
Little Thompson Water District, referral receivedl0-27-2005
Weld County Sheriff's Office, referral received 10-28-2005
Colorado Department of Transportation, referral received 10-26-2005, 10-27-2005
• Weld County Department of Building Inspection, referral received 11-1-2005
• Office of the State Engineer, Division of Water Resources, referral received 11-2-2005
► Mountain View Fire Protection District, referral received 11-3-2005
• Town of Frederick, referral received 11-4-2005
• Weld County Paramedics, referral received 11-7-2005
• Colorado Division of Wildlife, referral received 11-8-2005
• St. Vrain Valley School District RE-1J, referral received 11-15-2005
• Weld County Department of Public Works, referral received 11-16-2005, January 16, 2006
• Boulder/Longmont Soil Conservation District, referral received 11-18-2005
St Vrain Lakes PUD PZ-1078, Page 1 = EXHIBIT
• Weld County Department of Public Health and Environment, referral received 12-23-2005
%- ► Town of Mead, referral received 1-5-2006
► Colorado Department of Transportation, electronic message received 1-6-2006
• Town of Firestone, referral received 1-11-2006
The Department of Planning Services' staff has not received responses from:
• St. Vrain Sanitation District
• Weld County Department of Building Inspection—Addressing
St Vrain Lakes PUD PZ-1078, Page 2
I • ` t CHANGE OF ZONE
ADMINISTRATIVE RECOMMENDATION
COLORADO
PLANNER: Kim Ogle
CASE NUMBER: PZ-1078 HEARING DATE:December 20, 2005, cont'd
January 17, 2006
February 16,2006
APPLICANT: Tom Morton, c/o Carma Colorado
ADDRESS: Highland Place II, 9110 E. Nichols Avenue, Suite 180, Englewood CO 80112
REQUEST: Change of Zone from (A)Agriculture to PUD with (E) Estate ; (R-1) Low Density
Residential; (R-2) Duplex Residential; (R-3) Medium Density Residential; (R-4)
High Density Residential; (C-1) Neighborhood Commercial and (C-2) General
Commercial and continuing Oil and Gas Production Uses in the Mixed Use
Development Overlay District(St. Vrain Lakes PUD)
LEGAL: Parts of Sections 25, 35, and 36, all in T3N, R68W of the 6th P.M., Weld County,
Colorado
LOCATION: Multiple parcels generally located East of and adjacent to the I-25 Frontage
Road, South of and adjacent to SH 66; west of and adjacent to CR 13 and north
of and adjacent to St. Vrain River
ACRES: 1313 acres, more or less
PARCEL#s: 1207-25-100001, 1207-25-100002, 1207-25-100003, 1207-25-000006,
1207-25-000020, 1207-25-200025, 1207-35-000049, 1207-35-000039,
1207-35-000051, 1207-35-000058, 1207-36-000025, 1207-36-000029,
1207-36-000031, 1207-36-000056, and 1207-36-000058
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 27-5-30
of the Weld County Code.
2. The submitted materials are 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
proposed site is not presently influenced by an Inter-Governmental Agreement.
B. Section 22-2-110.8 (UGB. Goal 2) — states, "Concentrate urban development in or
adjacent to existing municipalities or the 1-25 Mixed Use Development area and maintain
St Vrain Lakes PUD PZ-1078,Page 3
urban growth boundary areas that provide an official designation between future urban
and non-urban uses." The proposed PUD is located within the Mixed Use Development
(MUD) area, and within the three mile Municipal referral area with the Towns of Mead,
Firestone, and Frederick. The Town of Mead requests that this development not be
approved as an unincorporated project and the applicants should be required to petition
either the Town of Mead or to the Town of Firestone for annexation. In addition, the
Town of Mead states that there are too many as-yet unresolved issues, including road
networks, how the residents of this project will receive services, et cetera. The Town of
Frederick has indicated that they have reviewed the request and find no conflicts with
their interests. The Town of Firestone in their referral dated January 11, 2006 stated the
residential densities appear to be significantly higher than a typical residential
development tin Firestone. Having such a high single family detached residential density
could negatively impact development quality and public safety. It is the opinion of the
Department of Planning Services that with the attached Conditions of approval and
Development Standards these issues are adequately addressed.
C. Section 22-2-230.A (MUD Goal 1) — states, "To plan and to manage growth and to
provide for ease of inclusion in the 1-25 Mixed Use Development area and urban
development nodes so as to balance relevant fiscal, environmental, aesthetic and
economic components of the area." The proposal assures that new development occurs
in such a manner as to maintain an attractive working a living environment. Further, all
applicable standards and regulations, unless otherwise modified herein, of Chapters 22,
23, 26, and 27 of the Weld County Code shall be integrated in the design of the Final
Plan and will be addressed through the Site Plan Review process. The site design
integrates residential, neighborhood commercial, environmental, aesthetic, and economic
components into a cohesive unit that is attractive and compatible with surrounding land
uses. The Department of Planning Services has not received any letters from
surrounding property owners. The Development Standards and Conditions of Approval
ensure that there are adequate provisions for the protection of health, safety, and welfare
of the inhabitants of the neighborhood and County.
1. Section 26-1-50.8.1.a. (MUD.C.1 Goal 1) states, "Establish a sense of
community identity within the Mixed Use Development area by planning and
managing residential, commercial, industrial, environmental, aesthetic, and
economic components of the area." The land uses shown on the Change of
Zone plat reflect the uses shown on the Amended MUD Structural Land Use Map
2.1, dated June 2005.
2. Section 26-1-50 (MUD.C Goal 4) states, "The coordination of municipal, county
regional and state growth policies and programs which includes the Mixed Use
Development area may be evaluated in order to minimize discrepancies, promote
a better understanding of growth dynamics in the area, avoid duplication of
services and provide economies of scale." The project is compatible with
existing surrounding uses in terms of general uses, building height, scale,
density, traffic, dust and noise. The PUD process allows for flexibility and variety
needed to offer a range of products, services, and uses.
3. Section 26-1-60 (MUD.P Goal 1) states, "Provide efficient and cost-effective
delivery of adequate public facilities an services which assure the health safety
an general welfare of the present and future residents of the area." The site is
located in an area where infrastructure needs will be provided when construction
begins on the project St. Vrain Lakes PUD. The application has signed
agreements in place with St. Vrain Sanitation District and the Little Thompson
Water District. The Weld County Attorney's Office has indicated that the
agreements submitted by the applicant are adequate.
St Vrain Lakes PUD PZ-1078, Page 4
4. Section 26-1-70 MUD.T. Goal 2 states, "Promote a pedestrian trail system to
service transportation and recreation purposes within the Mixed Use
Development area." Several pedestrian and open space connections are
proposed to connect the components of the development and the surrounding
properties and developments.
5. Goal MUD.C. Goal 1 in Chapter 26, Article 1 Section 26-1-50.8.1.a of the Weld
County Code states, "Establish a sense of community identity within the Mixed
Use Development area by planning and managing residential, commercial,
industrial, environmental, aesthetic and economic components of the area." The
land uses shown on the Change of Zone plat reflect the uses shown on the MUD
Structural Land Use Map as amended by the applicant. (Map Number 2.1, dated
June 2005)
MUD.C. Goal 3 in Chapter 26, Article 1 Section 26-1-50.8.3.a of the Weld County
Code states, "Community form and identity shall be encouraged through the
enhancement and preservation of natural resources and features." Where
feasible, drainage ways shall be maintained in their natural state to ensure
optimal re-charge (MUD.C. Policy 3.2, Section 26-1-50.8.3.c). Impacts to air
quality will be minimized (MUD.C. Policy 3.3, Section 26-1-50.8.3.d). Disturbed
areas will be re-vegetated immediately following construction. In order to
minimize wind and soil erosion, temporary stabilization measures will be
established until permanent cover is in place. (MUD.C. Policy 3.5, Section 26-1-
50.8.3.f). Native species have been selected for some of the re-vegetation.
(MUD.C. Policy 3.6, Section 26-1-50.8.3.g).
6. Section 22-3-140.8 T Goal 2 states "A Countywide trail system should be
considered to service transportation and recreation purposes." Several
pedestrian and open space connections are provided to connect the four phases
of the development and the surrounding area, including potential future
connections to the St. Vrain Trail adjacent municipalities and subdivisions.
7. Section 22-3-140.A. T.Goal 1. states "Provide a unified and coordinated
countywide street and highway system which moves people and goods in a safe,
economical, and efficient manner. The proposed development will comply with
Sections 22-3-60 through 22-3-140 of the Weld County Code. Access to the
development will preserve the existing and future function of roads and highways
affected by this proposed development. Traffic generated by the proposed
development will conform to the recommendations and requirements of the
Department of Public Works, the Town of Mead and the Colorado Department of
Transportation (CDOT).
8. Section 26-1-70.8 T. Goal 2 states, "New development within the Mixed Use
Development area shall provide a mechanism for balancing relevant fiscal and
economic components of transportation systems." An overall traffic impact
analysis and supplemental traffic analysis has been prepare for this
development, which will address cumulative development impacts, created by
this project and suggest appropriate project mitigation. Further, the applicant is
proposing a Metropolitan District for the maintenance obligations of
improvements in the St. Vrain Lakes PUD, Metropolitan District numbers 1-4; and
the applicant is participating in the Southwestern Weld County Law Enforcement
Authority.
9. Section 22-3-50.8.1 P.Goal 2 "Require adequate facilities and services to
assure the health, safety and general welfare of the present and future residents
of the County." The proposed PUD will be serviced by Little Thompson Water
St Vrain Lakes PUD PZ-1078, Page 5
District for potable water and fire protection requirements and St. Vrain Sanitation
District will handle the effluent flow. Mountain View Fire Protection District has
reviewed the proposal and does not object to the proposed changes.
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.
Section 27-2-20, Access standards — The site layout will provide a network of local,
collector and arterial classified streets. A greenway/trail system is designed to connect
the various components of the development for pedestrian and bicycle traffic as well as
provide recreational opportunities. The project offers an opportunity to accommodate
significant transportation improvements in the area. County Road 13 and County Road
9.5 are classified as Major Arterial Roads with significant improvements, County Road 28
is classified as a Minor Arterial Road which will also be significantly improved. These
roads will be maintained by Weld County. County Road 11 has been annexed by the
Town of Mead, therefore, coordination of roadway improvements meeting MUD criterion,
number of access points and signalization requirements shall be coordinated with the
Town. State Highway 66 has been annexed by the Town of Mead, however, the Colorado
Department of Transportation (CDOT) maintains this segment of roadway adjacent to this
development. COOT in their electronic referral dated October 26, 2005 state that they will
allow full movement access to SH 66 at the existing County Road 11 and County Road
13 intersections. Additional full movement access will be considered if placed at 'A mile
between County Road 11 and County Road 13. Other access will also be considered
provided the criteria stated in the State Highway Access Code can be met. Review of
these considerations will be undertaken in Filings and Phases at time of Final Plat review.
Section 27-2-40, Bulk requirements — The applicant has proposed a deviation from the
bulk requirements as set out in the Weld County Code for the residential component. A
brief summary is provided on Table 1, page 7 of this staff report. The Department of
Planning Services is not in support of this variance as proposed. It is important to note
that all R-2, R-3, R-4, C-1 and C-2 zoned development in a PUD requires a Site Plan
Review application as defined in Chapter 23 of the Weld County Code. The building
height will be determined by Chapter 23 of the Weld County Code.
Section 27-2-50, Circulation requirements—The applicant has proposed a deviation from
the internal local residential roadway requirements as set out in the Weld County Code,
specifically the MUD road criteria. A letter requesting a variance was submitted with the
Change of Zone application materials. The variance presented for consideration is for a
60 foot right-of-way for the local roadway section and a thirty-two (32) foot flow line to
flow line width and a 50 foot radius cul-de-sac for the St. Vrain Lakes PUD. The
Department of Public Works is not in support of this request.
Section 27-2-70, Compatibility— The proposed site is located south of and adjacent to
State Highway 66, east of and adjacent to the existing I-25 Frontage Road/ County Road
9.5, County Road 11 and south of and adjacent to County Road 28 and State Highway
66. The site is also west of County Road 13. Sekich Commercial Business Park, the
proposed Meadow Ridge Residential/ Commercial PUD, and the Grand View Estates
PUD are located to the north of the proposed St Vrain Lakes PUD north of the site across
State Highway 66. The Corporate City Limits of the Town of Mead are adjacent to the
west, agricultural lands are to the east, including the Aurora Organic Dairy, approximately
1 mile to the east of County Road 13 and the Southwest Service Center, multiple
residential properties and a multi lot PUD, is to the south, south of the St. Vrain River.
The site is designated as residential, commercial and areas of limiting site factors on the
Amended I-25 Mixed Use Development Area Structural Plan, Map 2.1 Structural Land
Use Map dated June 2005. The applicant has met the remaining performance standards
St Vrain Lakes PUD PZ-1078, Page 6
as delineated in Section 27-2-10. The Conditions of Approval and Development
Standards ensure compliance with Sections 27-2-20 through 27-2-220 of the Weld
County Code.
C. Section 27-6-120.6.c - That the uses which would be permitted shall be compatible with
the existing or future development of the surrounding area as permitted by the existing
Zoning, and with the future development as projected by Chapter 22 of the Weld County
Code or master plans of affected municipalities. The proposed PUD is located within the
Mixed Use Development (MUD) area, and within the three mile Municipal referral area
with the Towns of Mead, Firestone, and Frederick. The Town of Frederick has indicated
that they have reviewed the request and find no conflicts with their interests. The Town
of Firestone in their referral dated January 11, 2006 stated the residential densities
appear to be significantly higher than a typical residential development in Firestone.
Having such a high single family detached residential density could negatively impact
development quality and public safety. In addition, the Town of Mead in their referral
dated January 5, 2006 states "The Town Board objects to the County's consideration of
this project on several counts:
1. There are too many as-yet unresolved issues, including road networks, how the
residents of this project will receive services such as police protection, which
cannot be adequately provided by the Weld County Sheriffs office and should
not be funded by a [Law Enforcement Authority] LEA; recreational and other
social services, and the like. There is no coordination of services when an
unincorporated subdivision has some responsibilities provided by an HOA, others
by a metropolitan district, and still others a LEA, which if they were in a
municipality would have better coordination. The County's approach will work
against the long term social health of the neighborhood.
2. The number of homes is too high, and the density is too high.
3. The impact on the school district will be tremendous, even if school sites are
designated. The County should require this project to conform with and pay into
the district's school mitigation program at a minimum.
4. In spite of representations to the contrary, this is not a good example of regional
planning and cooperation. Lip service is only being paid to the impacts this scale
of project would have on adjacent communities, without any financial benefit to
mitigate the impacts.
5. This project should be in a municipality, and the County should therefore not
approve the project and instead require the applicant to petition to annex to Mead
(or to Firestone, if Firestone would be interested.)"
D. Section 27-6-120.6.d - That the PUD Zone District shall be serviced by an adequate
water supply and sewage disposal system in compliance with the Performance
Standards in Article II the Weld County Code. The Department of Public Health and
Environment states the proposed PUD will be serviced by Little Thompson Water District
for potable water and fire protection requirements and St. Vrain Sanitation District will
handle the effluent flow. The Weld County Attorney's Office has indicated that the
agreements submitted by the applicant are adequate for the Change of Zone. The
application has satisfied Chapter 27 of the Weld County Code in regard to water service.
An agreement between Little Thompson Water District and the applicant was included in
the application material. However, there was no letter of intent, availability or discussion
of service areas from St. Vrain Sanitation District included in the application materials.
The Weld County Attorney's Office has indicated that the agreements submitted by the
St Vrain Lakes PUD PZ-1078, Page 7
applicant are adequate for the Change of Zone.
Active and passive recreational opportunities are located within this proposed
development. While the Change of Zone application does not elaborate, the Sketch
Plan application states that these opportunities will include such things as sports
fields, fitness/recreation center, swimming pool, trails, beaches, small boat docks,
fishing pier, picnic grounds, bike paths, playgrounds, etc. These varied recreational
opportunities must address the sanitation requirements of any area where people
work, live, or congregate. The applicant states that permanent restroom and hand
washing facilities will be placed in close proximity to those public gathering areas
where water and sewer services are available. The applicant also states that
restroom facilities will be placed around the lake as recommended in the Sketch Plan
comments. Any swim beach requires compliance with the water quality standards of
the Colorado Department of Public Health and Environment Swimming Pool and
Mineral Bath Regulations.
The initial impact plan submitted in the Change of Zone application materials appears to
address all the environmental impacts of Section 27-6-40.
E. Section 27-6-120.6.e - That street or highway facilities providing access to the property
are adequate in functional classification, width, and structural capacity to meet the traffic
requirements of the uses of the proposed PUD Zone District. The Weld County Public
Works Department and their consultant, Felsburg, Holt and Ullevig have reviewed the
proposal and are in support of this application with the conditions outlined in their referral
dated November 15, 2005 and January 6, 2006. The Department of Public Works had a
third memorandum dated January 6, 2006 that states "This memorandum is
supplemental to Peter Schei's memorandum of November 15, 2005. There are items in
Mr. Schei's memorandum required prior to the Board of County Commissioners hearing
that are not a part of this review. The following comments pertain to the Planning
r. Commission Change of Zone hearing scheduled for January 17, 2006:
1. The Public Works Department does not concur with the applicant's request for a
variance to reduce 12 foot travel lanes and 8 foot parking lanes to 10 foot and 8
foot lanes respectively for Local Residential streets. Also, the requirements for
sidewalk widths should be maintained. The MUD standards should be adhered
to.
2. On page 54 of the revised traffic study by LSC Transportation Consultants, there
is a suggestion that County Roads 11 and 28 could have chip seal or temporary
asphalt paving. This will not be acceptable. At such time as the traffic generated
by the development creates the need for paving an adequate construction
meeting Weld County's design standards will be required.
The Colorado Department of Transportation provided comment by electronic mail on
January 6, 2006 with specific concerns that will be address during the Final Plat
application process. Stop signs and street name signs will be required at all intersections
and shown on a signing plan on final roadway plans for each development phase. The
current edition of the Manual on Uniform Traffic Control Devices (MUTCD) shall govern
the signing plan.
F. Section 27-6-120.6.f - An off-site road improvements agreement and an on-site
improvements agreement proposal is in compliance with Chapter 24 of the Weld County
Code as amended and a road improvements agreement is complete and has been
submitted, if applicable. The Weld County Public Works Department and Department of
Planning Services shall require an Improvements Agreement in accordance with Section
27-6-120.6.f of the Weld County Code for improvements to St. Vrain Lakes PUD and all
on-site and off-site improvements at the time of Final Plat. Additionally documentation for
St Vrain Lakes PUD PZ-1078, Page 8
the Metropolitan District will be required to be approved for internal road construction and
maintenance.
G. Section 27-6-120.6.g - That there has been compliance with the applicable requirements
contained in Chapter 23 of the Weld County Code regarding overlay districts, commercial
mineral deposits, and soil conditions on the subject site. The Preliminary Geotechnical
Engineering Report - Proposed Mixed-Use Development. Carma Weld County Site
Weld County Road 30 (Highway 66) and Interstate 25 - Weld County. Colorado, dated
May 26, 2004, by Terracon (Terracon Project No. 25045122) is satisfactory.
The Master Drainage Report and Stormwater Management Guide for St. Vrain Lakes
PUD Development, dated December 5, 2005, by Kevin Jennings, E.I.T. and Fred Tafoya,
P.E. with Carroll & Lange, Inc. (JN: 3075)is generally acceptable.
The Department of Public Works requires that, for Final Plat approval of each Phase of
the St. Vrain Lakes PUD, the applicant shall submit the appropriate documentation
including Final Drainage Report and Final Construction Drawings and Plans.
H. Section 27-6-120.6.h - Consistency exists between the proposed zone district(s), uses,
the specific or conceptual development guide. The submitted Specific Development
Guide does accurately reflect the performance standards and allowed uses described in
the proposed zone district, as described previously. The Department of Planning
Services' is requesting approval of the Board of County Commissioners for each Filing
and Phase given the intensity and size of the proposed development.
This approval recommendation is based upon compliance with Chapter 27 requirements.
The Change of Zone from (A) Agriculture to PUD with (E) Estate; (R-1) Low Density Residential; (R-2)
Duplex Residential; (R-3) Medium Density Residential; (R-4) High Density Residential; (C-1)
Neighborhood Commercial and (C-2) General Commercial and continuing Oil and Gas Production Uses
in the Mixed Use Development Overlay District(St. Vrain Lakes PUD) is conditional upon the following:
1. Prior to the Board of County Commissioners hearing:
A. Weld County's traffic engineering consultant has reviewed LSC's revised traffic study.
There are several items listed in a memorandum from Chris Fasching, from FHU, dated
January 6, 2006, that are not major but need to be resolved. (Department of Public
Works)
B. David Bauer of the Weld County Public Works Department has reviewed the
geotechnical and drainage reports and provided comments in a separate memorandum.
These comments should be addressed at the appropriate stages of review as noted in
Mr. Bauer's memorandum of January 6, 2006. (Department of Public Works)
C. LSC's traffic study identifies improvements in the surrounding road way system that will
be required as a result of the traffic generated by proposed development. We are in
general agreement with the recommendations and the information supplied in its present
form is acceptable for the Planning Commission hearing. However, because of the
extent and complexity of the improvements, a much more detailed plan, including
estimated timing and phasing for the improvements and a drawing illustrating how the
phasing will come together, will be required prior the County Commissioners hearing.
Public Works staff is prepared to advise the applicant on how this information is to be
presented. (Department of Public Works)
St Vrain Lakes PUD PZ-1078, Page 9
D. On January 6, 2006, Weld County staff met with Colorado Department of Transportation
(CDOT)staff regarding the east side frontage road of 1-25. The Department of Public
Works was informed that it is very likely funding will become available for the widening of
I-25 between State Highway 52 and State Highway 66, including the State Highway 66
interchange, within the next few months. CDOT has completed the design and approval
process for the construction, therefore, CDOT is prepared to begin the construction in
2006. As a part of the widening, CDOT will abandon the east side frontage road and
provide a portion of the funds to construct a Weld County Strategic Road. CR 9.5 from a
point north of the St. Vrain River to State Highway 66. CDOT has indicated that CR 9.5
will have to be completed by the third quarter of 2007 to meet their schedule. This
proposed alignment is reflected in the Change of Zone application materials. Neither the
County nor the applicant anticipated the widening of 1-25 to take place nearly this soon.
There will be a great deal of detail to work out in terms of design, financing and
agreements between the County and the applicant in order to accomplish the completion
of CR 9.5 in time. Prior to the Board of County Commissioners Change of Zone hearing,
the applicant should be required to work out an agreement, in principal, with the
Department of Public Works for a financing and construction of CR 9.5 as well as the
other improvements identified in the traffic impact study. (Department of Public Works)
E. The applicant shall either submit to the Department of Planning Services a copy of an
agreement with the No. 3 Outlet Ditch 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)
F. The applicant shall either submit to the Department of Planning Services a copy of an
agreement with the Highland Ditch 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)
G. The applicant shall either submit to the Department of Planning Services a copy of an
agreement with the Hayseed Ditch 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)
H. 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)
1. The applicant shall submit to the Department of Planning Services a copy of an
agreement with the properties utility owners and lessees stipulating that the
existing gas and electric utility easements and/ or activities have adequately
been incorporated into the design of the site. (Department of Planning Services)
2. The applicant shall submit to the Department of Planning Services a copy of an
agreement with St. Vrain Sanitation District stipulating the 720 acres currently not
included in the district have been annexed and all lands associated with this
proposed development incorporated into the design of the site. (Department of
Planning Services)
3. The applicant shall submit to the Department of Planning Services written
evidence that the 12 wetlands on the site, 7 which are likely to be jurisdictional
(so any modifications would require a COE 404 permit, are in compliance with all
permits required by the Corps of Engineers and the Best Management Practices
St Vrain Lakes PUD PZ-1078, Page 10
(BMPs) adopted by Weld County for the County Storm water program.
(Department of Planning Services)
The Department of Public Works has identified several issues that require addressing.
They are identified in no particular order of importance and are as follows:
1. Public Works has reviewed drawings titled: Detailed Change of Zone Plan for St.
Vrain Lakes PUD dated August 2005, by DTJ Design, Inc and offers the following
comments:
A. The internal local road 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 roadway section of interior roadway shall be
shown as two 12-foot paved lanes with 8-foot paved parking lanes on the
Change of Zone plat. The cul-de-sac edge of pavement radius shall be
fifty (50) feet. The MUD criteria require curb, gutter and sidewalk.
(Department of Public Works)
B. Any internal collector road right-of-way shall be dedicated to the public.
The typical roadway section of interior roadway shall be shown as two
12-foot paved lanes (with turn lanes as needed)with 6-foot bike lanes on
the Change of Zone plat. The MUD criteria require curb, gutter and
sidewalk. (Department of Public Works)
C. For approval of the Final Plat, the applicant must obtain FEMA approval
of the CLOMR related to this development site. The area affected by the
proposed CLOMR includes the proposed County Road 9.5 alignment
and the St. Vrain Sanitation District sewer (pipe) project proposed to
extend across the southern parcel(s). (Department of Public Works)
D. Preliminary designs should show on-site flows resulting from the 100-
year storm falling on the fully-developed site are detained in onsite ponds
designed to release at the rate of the 5-year storm falling on the un-
developed site (5-year historic event), and offsite flows are conveyed
through the St. Vrain Lakes PUD site.
1. Provide description of the interaction of underdrain system
discharges with storm drainage and proposed water quality
treatment features (swales, ponds, the St. Vrain River).
2. Demonstrate that ALL of the site runoff receives water quality
treatment. (Department of Public Works)
E. The Traffic Impact Analysis — St. Vrain Lakes - Weld County, Colorado,
dated August 01, 2005, by LSC Transportation Consultants, Inc., sealed
by Benjamin T. Waldman, P.E. has been reviewed for the proposed
development and the Department of Public Works offers the following
comments:
St Vrain Lakes PUD PZ-1078, Page 11
1. The applicant's engineer, Ben Waldman, P.E., with LSC Transportation
Consultants has submitted a letter from Colorado Department of
Transportation dated October 26, 2005 by Gloria Hice-Idler stating that
full movement access would be allowed onto State Highway 66 at the
CR 11 intersection and the CR 13 intersection. An additional full
movement access would be considered onto State Highway 66 if placed
a half-mile between CR 11 and CR 13. The letter states the third full
movement access would be considered, but it is not clear if it has been
granted by CDOT. The applicant shall clarify this access point with
CDOT in writing and provide Public Works with a copy of CDOT's
approval of the proposed access. (Department of Public Works)
2. Public Works typically requires that access points to an arterial road be
limited to half-mile intervals. The County will consider quarter-mile
access points if safety issues, roadway capacity and the level of service
(LOS) for CR 9.5 (arterial) are not compromised. Public Works will
finalize access points for the proposed development with the applicant at
the change of zone as the final traffic impact study will be needed for
evaluation of locations. (Department of Public Works)
2. Prior to recording the Change of Zone plat:
A. The applicant shall attempt to address the requirements (concerns) of Weld County
Sheriffs Office, as stated in the referral response dated October 28, 2005. Evidence of
such shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
B. The applicant shall address the requirements (concerns) of the No. 3 Outlet Ditch and the
Highland Ditch Company, as stated in the application correspondence dated June 10,
2005 and May 24, 2005 respectively. Evidence of such shall be submitted in writing to
the Weld County Department of Planning Services. (Department of Planning Services)
C. The applicant shall attempt to address the requirements (concerns)of the Town of Mead,
as stated in the referral response dated January 5, 2006. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department
of Planning Services)
D. The applicant shall attempt to address the requirements (concerns) of the Town of
Firestone, as stated in the referral response dated January 11. 2006. Evidence of such
shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
E. The applicant shall address the requirements (concerns) of the St. Vrain Valley School
District, as stated in the referral response dated November 15, 2005. Evidence of such
shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
F. The applicant shall address the requirements (concerns) of the St. Vrain Sanitation
District, as stated in the Agreement for the Provision of Sanitary Sewer Service dated
July 6, 2005. Evidence of such shall be submitted in writing to the Weld County
Department of Planning Services. (Department of Planning Services)
G. The applicant shall attempt to address the requirements (concerns) of the Longmont Soil
Conservation District, as stated in the referral response dated November 4, 2005.
St Vrain Lakes PUD PZ-1078, Page 12
Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services. (Department of Planning Services)
H. The applicant shall attempt to address the requirements (concerns) of the Office of the
State Engineer, as stated in the referral response dated October 31, 2005. Evidence of
such shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
The applicant shall attempt to address the requirements (concerns) of the State of
Colorado Division of Wildlife, as stated in the referral response dated November 8, 2005.
Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services. (Department of Planning Services)
J. The applicant shall attempt to address the requirements (concerns) of the Mountain View
Fire Protection District, as stated in the referral response dated November 3, 2005.
Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services. (Department of Planning Services)
K. The applicant shall address the requirements (concerns) of Department of Public Works,
as stated in the referral response dated November 15, 2005 and January 6, 2006.
Evidence of such shall be submitted in writing to the Weld County Department of
Planning Services. (Department of Planning Services)
L. The applicant shall address the requirements (concerns) of Felsburg, Holt and Ullevig,
private consultant to the Department of Public Works, as stated in the referral response
dated November 15, 2005 and electronic mail comments of January 6, 2006. Evidence
of such shall be submitted in writing to the Weld County Department of Planning
Services. (Department of Planning Services)
M. The applicant shall address the requirements (concerns) of Department of Public Health
and Environment, as stated in the referral response dated November 23, 2006. Evidence
of such shall be submitted in writing to the Weld County Department of Planning
Services. (Department of Planning Services)
N. The applicant shall address the requirements (concerns) of Department of Building
Inspection, as stated in the referral response dated November 1, 2005. Evidence of such
shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
O. The applicant shall be required to provide written and graphic evidence from the St Vrain
School District and Post Office of jurisdiction, that the proposed mailbox location and bus
shelter plan meets their design standards and delivery requirements for the mailbox
facility and the proposed school drop off / pick up location shall be approved by the
School District. Written evidence of compliance with their standards and requirements
shall be submitted to the Department of Planning Services. Further, evidence shall be
provided that each facility meets the intent of the Americans with Disabilities Act (ADA)
for access. The Department of Building Inspection shall review the proposed structure
for compliance with all applicable codes as warranted. Evidence of approval shall be
submitted to the Department of Planning Services. (Department of Planning Services)
P. The applicant shall provide the Department of Planning Services with a sign plan that
conforms with Chapters 23, 26 and 27 of the Weld County Code. (Department of
Planning Services)
St Vrain Lakes PUD PZ-1078, Page 13
Q. The applicant shall address the requirements(concerns)of Colorado Department of
Transportation, as stated in the referral response dated October 26, 2005, October 27,
2005, and January 6, 2006. Evidence of such shall be submitted in writing to the Weld
County Department of Planning Services. (Department of Planning Services,
Department of Public Works and the Colorado Department of Transportation)
R. The applicant shall provide evidence from the Division of Minerals and Geology
stipulating that the amended reclamation activities have adequately been addressed and
are in conformance with the submitted application and supporting documents.
(Department of Planning Services)
S. The applicant shall submit and be conditionally approved for all signs associated with this
development, including dimension, location, illumination and material type. (Department
of Planning Services)
T. The plat shall be amended to include the following:
1. All pages of the plat shall be labeled PZ-1078. (Department of Planning Services)
2. The applicant shall adhere to the plat requirements in preparation of the Change
of Zone plat per Section 23-2-690 of the Weld County Code. (Department of
Planning Services)
3. The Weld County's Right to Farm shall be placed on the plat, Appendix 22-E of
the Weld County Code. (Department of Planning Services)
4. The applicant shall contact the Colorado Department of Transportation regarding
the future right-of-way for State Highway 66 and delineated it as existing and
future right-of-way for future expansion of State Highway 66 on the plat.
(Department of Planning Services)
5. CR 13 is classified by the County (Weld County Roadway Classification Plan,
June 2002) as a major corridor - arterial road (adjacent to the east of this
development) and requires a 140-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 will be
dedicated. This road is maintained by Weld County. (Department of Public
Works)
6. CR 9.5 is classified by the County (Weld County I-25 Parallel Arterial Study,
September 2003) as a major arterial road (adjacent to the west of this
development) and requires a 140-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 will be
dedicated. This road is maintained by Weld County. (Department of Public
Works)
7. CR 28 is classified by the County (I-25 Mixed Use Development Area Structural
Plan — Map 2.2 Structural Transportation Network, July 2004) as a minor arterial
road within this development and requires a 110-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 will be dedicated. This road is maintained by Weld County. (Department of
Public Works)
n
St Vrain Lakes PUD PZ-1078, Page 14
8. CR 11 has been annexed by the Town of Mead. The applicant shall verify the
existing right-of-way and the documents creating the right-of-way shall be noted
on the change of zone plat. If the right-of-way cannot be verified, it will be
dedicated. This road is maintained by the Town of Mead. (Department of Public
Works)
9. The internal local roadway right-of-way shall be 60-feet in width including cul-de-
sacs with a 65-foot radius and dedicated to the public. The internal collector
roadway right-of-way shall be 80-feet in width and dedicated to the public.
(Department of Public Works)
10. The No. 3 Ditch, the Highland Ditch and the Hayeed Ditch must be appropriately
labeled and dimensioned including setbacks. (Department of Public Works)
11. The plat shall delineate the 400' x 400' and the 800' x 800' Oil and Gas drilling
envelope locations per state statute, if applicable. (Department of Planning
Services)
2. 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) Agriculture to PUD
with (E) Estate; (R-1) Low Density Residential; (R-2) Duplex Residential; (R-3) Medium
Density Residential; (R-4) High Density Residential; (C-1) Neighborhood Commercial, (C-
2) General Commercial and continuing Oil and Gas Production Uses in the Mixed Use
Development Overlay District (St. Vrain Lakes PUD) as indicated in the application
materials on file in the Department of Planning Services and subject and governed by the
Conditions of Approval stated hereon and all applicable Weld County Regulations.
(Department of Planning Services)
B. The Bulk Standards Requirement as delineated in Section 23-3-160, Table 23.4, for R-1,
R-2, R-3, R-4 Zone Districts. (Department of Planning Services)
C. The Open Space Lots are non-buildable for residential structures or structures providing
habitable space. (Department of Planning Services)
D. Water service shall be obtained from the Little Thompson Water District. (Department of
Public Health and Environment)
E. Sewer service shall be obtained from the St. Vrain Sanitation District. (Department of
Public Health and Environment)
F. Permanent restroom and hand washing facilities shall be provided within easy access of
all public gathering areas. At a minimum permanent, vaulted restroom facilities restroom
facilities shall be placed around the lake. A vault facility similar to a rest area or park
service facility is recommended. (Department of Public Health and Environment)
G. The recreational uses on the lakes will be subject to the water quality standards of the
Colorado Department of Public Health and Environment Swimming Pool and Mineral
Bath Regulations. (Department of Public Health and Environment)
H. A CDPHE construction storm water discharge permit will 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)
St Vrain Lakes PUD PZ-1078, Page 15
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 Public Health and Environment)
J. 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)
K. 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)
L. 'Weld County's Right to Farm" statement as provided in Appendix 22-E of the Weld
County Code shall be recognized at all times. (Department of Public Health and
Environment)
M. There are Confined Animal Feeding Operations in close proximity to this development.
Residents should be made aware that there may be traffic, noise, flies and odors
associated with these activities. (Department of Public Health and Environment)
N. A Metropolitan District shall be established prior to the sale of any lot. The District 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)
O. A Homeowner's Association shall be established prior to the sale of any lot. Membership
in the Association is mandatory for each parcel owner. (Department of Planning
Services)
P. The Southwestern Weld County Law Enforcement District shall be established prior to
the sale of any lot. (Department of Planning Services)
Q. Intersection sight distance triangles at the development entrance will be required. All
landscaping within the triangles must be less then 3 '/ feet in height a maturity.
(Department of Public Works)
R. All signs including entrance signs shall require building permits. Signs shall adhere to the
approved sign plan. (Department of Planning Services)
S. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code and
requirements of the service providers. (Department of Planning Services)
T. No grading permits will be issued for this project with out submission and Weld County
approval of erosion control and sediment control plans prepared, stamped and signed by
a professional engineer licensed to practice in Colorado. The applicant is notified that
land disturbance on one portion of this site may require construction of temporary or
permanent erosion control and sediment control best management practices on other
portions of the site. (Department of Public Works)
U. Building permits shall be obtained prior to grading or the construction of any building or
structure. Building permits are also required for signs and structures such as bus shelters
if provided. (Department of Building Inspection)
V. A plan review is required for each building for which a building permit is required. Plans
shall include a floor plan. Commercial building plans shall bear the wet stamp of a
St Vrain Lakes PUD PZ-1078, Page 16
Colorado registered Architect or Engineer. Two complete sets of plans are required
when applying for each permit. Commercial building plans require a Code Analysis Data
Sheet, provided by the Department of Building Department. Residential building plans
may be required to bear the wet stamp of a Colorado registered architect or engineer.
(Department of Building Inspection)
W. 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)
X. Each residential building will require an engineered foundation based on a site-specific
geo-technical report or an "open hole" inspection conducted by a Colorado Registered
Professional Engineer. Engineered foundations shall be designed by a Colorado
Professional Engineer registered in the State of Colorado. (Department of Building
Inspection)
Y. 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 Weld County Code. (Department of Building
Inspection)
Z. 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 to determine compliance with
offset and setback requirements. Offset and setbacks are measured from 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)
AA. 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)
AB. Personnel from Weld County Government 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)
AC. 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)
AD. 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
St Vrain Lakes PUD PZ-1078, Page 17
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)
AE. The PUD Final Plan shall comply with all regulations and requirements of Chapter 27 of
the Weld County Code. (Department of Planning Services)
AF. 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)
AG. 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 the Board of
County Commissioners resolution a $50.00 recording continuance charge may be added
for each additional 3 month period. (Department of Planning Services)
3. At the time of Final Plan submission:
A. Easements shall be shown in accordance with County standards and/or Utility Board
recommendations, and dimensioned on the final plat. Easements shall follow rear and
side lot lines and shall have minimum total width of twenty (20) feet apportioned equally
on abutting properties. Where front line easements are required, a minimum of fifteen
r
(15)feet shall be allocated as a utility easement. (Department of Planning Services)
B. The applicant shall submit to the Department of Planning Services a copy of the
Restrictive Covenants, the Metropolitan District, the Law Enforcement Authority and
Home Owners Association Incorporation paperwork for St. Vrain Lakes PUD for review
by the Weld County Attorney's Office. Any changes requested by the Weld County
Attorney's Office shall be incorporated. (Department of Planning Services)
C. The applicant shall provide an Improvements Agreement for both Public and Private
Improvements according to Policy Regarding Collateral for Improvements. This
agreement must be reviewed by the Department of Public Works, the Department of
Planning Services and shall be approved by the Board of County Commissioners.
(Departments of Planning Services and Public Works)
D. The applicant shall submit to Public Works a stamped, signed and dated final plat
drawings and roadway/construction and grading plan drawings for review. Construction
details must be included. (Department of Public Works)
E. Stop signs and street name signs will be required at all intersections and shown on the
final roadway construction plans. (Department of Public Works)
F. The applicant shall submit a final drainage report stamped, signed and dated by a
professional engineer licensed in the State Colorado. 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. (Department of Public Works)
r
St Vrain Lakes PUD PZ-1078, Page 18
H. Final grading, drainage construction, erosion and sediment control plans, and water
quality control plans (conforming to the drainage report) stamped, signed and dated by a
professional engineer licensed in the State of Colorado shall be submitted for review and
approval. (Department of Public Works)
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.
(Department of Public Works)
J. The applicant shall submit a deed for recording with the Final Plat to the Department of
Planning Services that the open space and mineral rights are deeded to the Metropolitan
District. (Department of Planning Services)
K. The applicant shall provide an Open Space / Landscape Plan per Section 24-3-50.G of
the Weld County Code for review and approval. (Department of Planning Services)
L. The applicant shall provide additional information pertaining to the plant materials,
including common, botanical and species names, size at installation and any additional
information deemed necessary, if any. (Department of Planning Services)
M. The applicant shall address the on-site landscape treatment, including the proposed uses
associated with the agricultural outlot. (Department of Planning Services)
N. The applicant shall submit a re-vegetation plan of all disturbed areas disturbed areas
during construction. The plan shall include information regarding plant type, installation
methods and maintenance. (Department of Planning Services)
O. The applicant shall demonstrate how the proposed plant material will be watered.
Further, the applicant shall provide evidence that the tap from Little Thompson Water
District is permitted to provide irrigation water to the landscaped areas. (Department of
Planning Services)
P. The applicant shall submit a time frame for construction in accordance to Section 27-2-
200 of the Weld County Code. (Department of Planning Services)
Q. The Weld County Building Technician will provide addresses at the time of Final Plat.
The subdivision street name and lot addresses shall be submitted to the Mountain View
Fire Protection District, the Weld County Sheriffs Office, Ambulance provider, and the
Post Office for review. Written evidence of approval shall be submitted to the Weld
County Department of Planning Services. (Department of Planning Services)
R. Prior to recording the Final Plat the applicant shall present a unanimous petition of all
landowners and residents of the St. Vrain Lakes PUD registered to vote in the State of
Colorado thus qualifying the Development for inclusion into the Southwest Weld County
Law Enforcement Authority (SWCLEA) (if it has been created) or for creation of a
separate Law Enforcement Authority (LEA) (if it was not created). A LEA is a taxing unit
with a maximum mill levy of 7 mills created for the purpose of providing additional law
enforcement by the county sheriff to the residents of the developed or developing
unincorporated Weld County. The revenues would be available initially to provide
directed patrols and eventually to provide additional deputies to carry out those activities
within the LEA. This is intended to offset the demand for law enforcement generated by
increased population densities. (Department of Planning Services)
St Vrain Lakes PUD PZ-1078, Page 19
S. The Final Construction plans must legibly show sufficient detail at an appropriate scale to
see proposed finished floor elevations in relation to the 100-year maximum water surface
elevations in the adjacent channels and swales. (Department of Public Works)
T. As-Built survey data and plans of all drainage facilities including all storm drain pipes,
headwalls, inlets, swales, detention pond outlet structures giving locations and elevations
of key features shall be submitted in digital format to Weld County upon completion and
final acceptance by the County. (Department of Public Works)
U. 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)
4. Prior to construction:
A. Stop signs and street name signs will be required at all intersections. (Department of
Public Works)
B. Prior to the commencement of construction activities, stormwater erosion control and
sediment control best management practices shall be in place in accordance with
approved permits, plans, Weld County Code, and Urban Drainage Standards. Silt fences
shall be maintained on the down gradient portion of the site during all phases of the site
construction. (Department of Public Works)
C. The applicant shall provide a letter on letterhead from the Mountain View Fire Protection
District stating that all requirements have been met for each Filing and/or Phase of this
development. (Department of Public Works, Department of Planning Services)
St Vrain Lakes PUD PZ-1078, Page 20
46t744: MEMORANDUM
WinTO: Board of County Commissioners
COLORADO.
DATE: December 20, 2005
COLOR
FROM: Kim Ogle, Planning Manager
SUBJECT: Pre-Advertisement Request for Change of Zone, PZ-1078
PUD Change of Zone from (A) Agriculture to PUD with (E)
Estate ; (R-1) Low Density Residential; (R-2) Duplex
Residential; (R-3) Medium Density Residential; (R-4) High
Density Residential; (C-1) Neighborhood Commercial and
(C-2) General Commercial and continuing Oil and Gas
Production Uses in the Mixed Use Development Overlay
District (St. Vrain Lakes PUD)
Tom Morton, Applicant
Tyler Packard, Development Manager, on behalf of CARMA Colorado, Inc., for PZ-1078, a
PUD Change of Zone from (A) Agriculture to PUD with (E) Estate ; (R-1) Low Density
Residential; (R-2) Duplex Residential; (R-3) Medium Density Residential; (R-4) High Density
Residential; (C-1) Neighborhood Commercial and (C-2) General Commercial and continuing Oil
and Gas Production Uses in the Mixed Use Development Overlay District.
--- The development is to be identified as St. Vrain Lakes PUD. This request is due in part to
keeping the project moving forward. The applicant was scheduled for a December 20, 2005
Planning Commission hearing, however, due to a late referral from Felsburg, Holt and Ullevig,
consultants to Weld County Public Works, the land use case was set back thirty days.
The Planning Commission hearing date is January 17, 2006 and the applicant has requested a
February 8, 2006 hearing date before this Board. In light of the unforeseen events, the
Department of Planning Services is in support of this request by CARMA Colorado, Inc.
467 is
MEMORANDUM
WI le. TO: Planning Commissioners
COLORADO DATE: December 20, 2005
FROM: Kim Ogle, Planning Manager\k9
SUBJECT: Continuance Request for Change of Zone, PZ-1078
PUD Change of Zone from (A) Agriculture to PUD with (E)
Estate ; (R-1) Low Density Residential; (R-2) Duplex
Residential; (R-3) Medium Density Residential; (R-4) High
Density Residential; (C-1) Neighborhood Commercial and
(C-2) General Commercial and continuing Oil and Gas
Production Uses in the Mixed Use Development Overlay
District (St. Vrain Lakes PUD)
Tom Morton, Applicant
Tyler Packard, Development Manager, on behalf of CARMA Colorado, Inc., for PZ-1078, a
PUD Change of Zone from (A) Agriculture to PUD with (E) Estate ; (R-1) Low Density
Residential; (R-2) Duplex Residential; (R-3) Medium Density Residential; (R-4) High Density
Residential; (C-1) Neighborhood Commercial and (C-2) General Commercial and continuing Oil
and Gas Production Uses in the Mixed Use Development Overlay District.
The development is to be identified as St. Vrain Lakes PUD. This request is due in part to
address a late referral from Felsburg, Holt and Ullevig, consultants to Weld County Public
Works.
The applicant has requested a hearing date of January 17, 2006. In light of the unforeseen
events, the Department of Planning Services is in support of this request by CARMA Colorado,
Inc.
DEC. 12. 2005 11 : 02AM CARMA NO. 3365 P. 2/2
COQ
Best Communities.
Best Tfilue.Since 7958
December 12,2005
Weld County Planning Department
do Kim Ogle
918 10th Street
Greeley. CO 80631
Dear Kim Ogle;
This letter is to request a pre-ad hearing for the Board of County Commissioners for the SG Vrain Lakes
Change of Zone Item #PZ 1078 St. Vrain Lakes POD. We received a late review that required our
Planning Commission hearing to be delayed to January 17, 2006 and would like to maintain our
schedule for the Board of County Commissioners on February 8,2005. We appreciate your help in this
matter.
Sincerely,
Carina Colorado,Inc.
Tyler M.Packard
Development Manager
Highland Place II, 9110 E. Nichols Avenue,Suite 180
Englewood, Colorado. U.S.A. 80112 Tel: (4Ai) 706-9451 Fax:{303) 706-9453
denverinfoacarma.ca
Ca_
Best Communities. Weld D0li
Best Value. Since 1958
wean B D
LEI oFFiceP8rtrnent
SEC
November 30,2005 X 2 200.
RECE
Weld County Planning Department VE0
do Kim Ogle
918 10th Street
Greeley,CO 80631
Dear Kim Ogle:
This letter is to notify you of our intent to continue the Planning Commission hearing for the St. Vrain
Lakes Change of Zone item #PZ-1078 St. Vrain Lakes PUD, from the December 20, 2005 hearing to
the January 17,2006 hearing in order to allow us to address the comments received from Public Works
regarding transportation dated November 28,2005. We appreciate you assistance in this matter.
Sincerely,
Carma Colorado, Inc.
Tyler M. Packard
Development Manager
•
•
Highland Place II, 9110 E. Nichols Avenue, Suite 180
Englewood, Colorado, U.S.A. 80112 Tel: (303) 706-9451 Fax: (303) 706-9453
denverinfo@carma.ca
DEPARTMENT OF PLANNING SERVICES
NORTH OFFICE
918 10TH Street
GREELEY, CO 80631
PHONE: (970) 353-6100, Ext. 3540
' FAX: (970) 304-6498
W����• SOUTHWEST OFFICE
4209 CR C 24.5
COLORADO LONGMONT, CO 80504
PHONE: (720) 652-4210, Ext. 8730
FAX: (720)652-4211
October 18, 2005
Tom Morton
Carma Colorado
Highland Place II
9110 E. Nichols Avenue. Ste. 180
Englewood CO 80112
Subject: PZ-1078- Request for PUD Change of Zone from (A)Agriculture to PUD with (E) Estate ; (R-1) Low Density Residential:
(R-2) Duplex Residential; (R-3) Medium Density Residential: (R-4) High Density Residential: (C-1) Neighborhood
Commercial and (C-2)General Commercial and continuing Oil and Gas Production Uses in the Mixed Use Development
Overlay District(St. Vrain Lakes PUD)on a parcel of land described as Parts of Sections 25, 35, and 36,T3N, R68W 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 20, 2005, at 1:30 p.m. This meeting will take place in the Hearing Room,Weld
County Planning Department, 4209 CR 24 'Va, Longmont, 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 Firestone, Frederick and Mead Planning Commission for their review and comments. Please call Firestone
at 303-833-3291, Frederick at 303-833-2388 and Mead at 970-535-4477 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 Firestone, Frederick and Mead 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.
Respectfully,
.im O �
Planner
BOARD OF COUNTY COMMISSIONERS' SIGN POSTING
CERTIFICATE
THE LAST DAY TO POST THE SIGN IS FEBRUARY 28, 2006 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, KIM OGLE, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE
SIGN WAS POSTED ON THE PROPERTY AT LEAST FIFTEEN DAYS BEFORE THE
BOARD OF COMMISSIONERS HEARING FOR A CHANGE OF ZONE, PZ-1078
PUD CHANGE OF ZONE FROM (A) AGRICULTURE TO PUD WITH (E) ESTATE ; (R-
1) LOW DENSITY RESIDENTIAL; (R-2) DUPLEX RESIDENTIAL; (R-3) MEDIUM
DENSITY RESIDENTIAL; (R-4) HIGH DENSITY RESIDENTIAL; (C-1)
NEIGHBORHOOD COMMERCIAL AND (C-2) GENERAL COMMERCIAL AND
CONTINUING OIL AND GAS PRODUCTION USES IN THE MIXED USE
DEVELOPMENT OVERLAY DISTRICT (ST. VRAIN LAKES PUD)
KIM OGLE
c:t
ame of Person Posting Sign
Signat f Person Posting Sign
STATE OF COLORADO )
) ss.
COUNTY OF WELD )
I ._
The foregoing instrument was subscribed and sworn to me this MI day of . ciich , 2006.
WITNESS my hand and official seal.
/j it nl
LL d -
l,. G
Notary Publi
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FIELD CHECK inspection date: December 16, 2005
CASE NUMBER: PZ-1078
APPLICANT: Tom Morton, c/o Carma Colorado
ADDRESS: Highland Place II,9110 E. Nichols Avenue, Suite 180, Englewood CO 80112
REQUEST: Change of Zone from(A)Agriculture to PUD with(E)Estate; (R-1)Low Density Residential;
(R-2)Duplex Residential;(R-3)Medium Density Residential;(R-4)High Density Residential;
(C-1)Neighborhood Commercial and(C-2)General Commercial and continuing Oil and Gas
Production Uses in the Mixed Use Development Overlay District(St.Vrain Lakes PUD)
LEGAL: Parts of Sections 25, 35, and 36, T3N, R68W of the 6th P.M., Weld County,
Colorado
LOCATION: Multiple parcels generally located East of and adjacent to the 1-25 Frontage Road,
South of and adjacent to SH 66; west of and adjacent to CR 13 and north of and
adjacent to St. Vrain River
Zonina Land Use
N A(Agricultural) N Agricultural lands, within MUD Boundary
E A(Agricultural) E Agricultural lands, Aurora Dairy approximately 0.75 mile
East
S A(Agricultural) S St. Vrain Creek, Gravel Mining operations, lakes, gas well
head & underground distribution lines, open lands, St
Vrain River, Southwest Service Center- County Offices
W A (Agricultural) W Town of Mead Corporate Limits -Abandoned Batch Plant/
1-25 and 1-25 Frontage Road
COMMENTS:
Land is vacant, the site of a former mining operation that is no longer operation. Site Reclamation is
complete. There are no improvements on site. There is one point of access from the 1-25 Frontage Road,
a two lane paved road, posted speed is 55 MPH. The property is fenced, with some points of ingress and
egress gated. The remnant scale house facility pad is visible with miscellaneous material considered to be
parts of a NCJY visible, wire, debris, metals, etcetera.
The land lies low near the two lakes north of the St Vrain Creek. Elevation at the lakes edge is approximately
4816 and steps up to the north through a series of terraces to a high point adjacent to WCR 28 with an
elevation of 4920. Change in grade is approximately 100 feet. Native grasses predominate the site with a
few trees near the creek. A wetland area traverses the site, northwest to southeast and is located in the
northeast corner of the property. (Lands near River, sloping to North)
Land south of and adjacent to CR 28 are predominately agricultural, however,there are prairie dog colonies
present, marginal lands associated with drainage patterns, and standing water.
Land north of CR 28 are large tract agricultural lands with irrigation ditches. Visual inspection notes this to
be the most productive of the lands associated with this project.
All existing County Roads in this general are two lane local gravel road with sixty feet of right-of-way. There
is an under-crossing of 1-25 on a western alignment with CR 28. CR 13 is a paved two lane road, 1-25
Frontage Road is a paved two lane road. Unless otherwise posted all roads are 55 MPH.
There are several structures in the area border by the Carma development. Several of the residences will
remain,and are not a part of the development,whereas,some buildings and farms structures will be removed
or relocated within the development.
Visual assessment. The property looks over and across St Vrain State Park, the St. Vrain Creek, Interstate
25 and Agricultural lands. The long view to the west include the front range foothills and mountains beyond.
Visual Inspection Noted:
O?)-louse(s)- Several in area,all appear to be legal, some to remain as part of application
C4. Derelict Vehicles-Yes, see NCJY
G}?f Outbuilding(s)
Ca'r Access to Property-based on Plan to be approved by others
NJ's Irrigation Sprinkler
NO./Crop Productions
MM' Crops
C3°r ite Distance
CI Wetlands
Q�Mobile Home(s)-see NCJY
Ist Oil &Gas Structures
D7 Other Animals On-Site
tit? Wildlife
C Water Bodies
'j Utilities On-Site(transmission lines)- Easements and Substation
Cfi itch
LP Topography- slopes south from SH 66, a bluff approximately 0.5 miles south of CR 28
e Non-commercial junkyard (list components): Tires, debris, metals, wood, construction materials, salvage
Vehicles and mobile home -appearances as a job trailer
Signature: ' Ogle, Planner December 16 & December 31, 2005, January 2006
Hello