HomeMy WebLinkAbout20022496.tiff Weld County Planning Department
GREELEy OFFICE
JUL 1 9 2002
RECEIVED 4‘1; '�■� Weld County Referral
July 8, 2002
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Shultz Farm, Inc. Case Number PZ-622
Please Reply By August 7, 2002 Planner Sheri Lockman
Project Change of Zone from A(Agricultural) to PUD for 9 lots with Estate Zone Uses
along with 9.4 acres of open space.
Legal Lot B of RE-2838; being part of the NW4 of Section 31, T4N, R67W of the 6th
P.M., Weld County, Colorado.
Location East of and adjacent to WCR 13; 1/2 mile north of WCR 38.
Parcel Number 1059 31 000036
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.
Weld County Planning Commission Hearing (if applicable) August 20, 2002
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature // Date /�(�/�j
Agency �rx r Q�t21)12
— 5 l r
+Weld County Planning pt. 41555 N. 17th Ave. Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-649:
a1
2002-2496
r-� WELD COUNTY SCHOOL DISTRICT No. Re - 5J "
3 NORTH JAY AVENUE JOHNSTOWN, CO 80534 1
DR.JACK E.PENDAR
SUPERINTENDENT
Phone(970)587-2336
Fax (970)587-2607
July 16, 2002
Weld County Planning Department
1555 N. 17th Avenue
Greeley, CO 80631
Sheri Lockman:
Thank you for referring case number PZ-622 to the School District. As stated in previous
letters,the projected student impact upon the Johnstown-Milliken School district appears
to be minimal as presented at this time. Currently our schools are above or nearing
capacity, especially at the elementary levels. Our facilities plan indicates that we will
have the need to build an additional elementary school with the next year and make
renovations to the middle and high schools within the next two to three years.
As of this date the Towns of Johnstown, Milliken and Berthoud have formally passed a
resolution and ordinance describing the land dedication or cash in lieu of land dedication
for education. At present,the cash in lieu of land dedication fee is$750. This fee is paid
at the time of the issuance of a building permit and is paid directly to the school district.
As this exemption directly effects the school district adversely, I would request that the
applicant voluntarily contribute the same fee as all other homebuilders in our
communities have done since the inception of the local IGAs. As we do not make
individual student stops in a development for transportation purposes, a common pick-
up/drop-off point should be provided with a bus shelter.
Sincerely,
J. E. Pendar
Supe ' tendent
MEMORANDUM
Weld County P!aalinc Department
GREELL
JUL 12 2002
To: Sheri Lockman n Zr'From: KenPoncelow RELA Vat
Date: July 12, 2002
Subject: PZ-622
The sheriff's office recommends the following improvements for this housing sub-division:
1. The sheriffs office requests that builders and developers designate an area by
the entrance of the sub-division in which to place a shelter for school children
awaiting the school bus. This area should also include a pull off for the school
bus which enables it to safely load and unload children out of the roadway.
2. Either a mail distribution within the sub-division or a central drop off location
within the sub-division should be developed so that residents do not have to
cross a county roadway to obtain their mail.
3. The names of all streets within the sub-division should be presented to the
sheriff's office for approval. This will eliminate duplication of street names
within the county.
4. A permanent sign should be placed at the entrances to the sub-division
detailing the name of the sub-division, address, and a graphical presentation of
the roadways within the subdivision. There should be a plan developed to
maintain this sign.
5. If the roadways within this sub-division are not maintained or adopted by the
county, individuals purchasing property in this sub-division should be notified
that the sheriff's office will have limited traffic enforcement powers.
6. A plan should be developed to maintain roadways within the sub-division
especially during inclement weather conditions for emergency vehicles.
7. The sheriffs office is very supportive of homeowner funded homeowners
associations. These associations provide a contact for the sheriffs office and
a means for maintaining common areas.
8. There is a oil or gas well within this sub-division. This needs to be fenced off
in order to mitigate the potential for tampering. These facilities are known to
create an attractive nuisance for young people. Tampering not only creates a
significant danger to safety but also of environmental damage with extensive
mitigation and clean-up costs.
The Sheriff's Office lacks the ability to absorb any additional service demand without the
resources recommended in the multi-year plan provided to the Board of County
Commissioners or as indicated by growth not considered at the time the plan was
developed. I have no other comments on this proposal.
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Weld County Referral
' July 8, 2002
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Shultz Farm, Inc. Case Number PZ-622
Please Reply By August 7, 2002 Planner Sheri Lockman
Project Change of Zone from A(Agricultural)to PUD for 9 lots with Estate Zone Uses
along with 9.4 acres of open space.
Legal Lot B of RE-2838; being part of the NW4 of Section 31, T4N, R67W of the 6th
P.M., Weld County, Colorado.
Location East of and adjacent to WCR 13; '/3 mile north of WCR 38. If
� I Parcel Number 1059 31 000036
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 teceived 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.
Weld County Planning Commission Hearing (if applicable) August 20, 2002
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comm ts:
eone -v/S r1 ' n1ntAy 0 of Ltd abdoii,J
Signature Date
Agency
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
n n
THE ESTATES AT HILL LAKE PUD Developer: Steve Shultz
Case # PZ-622 Planner: Sheri Lockman
LOT B RE-2838; PT NW4 31-04-67
ZONED ESTATE
IS NOT IN FLOOD PLAIN (0750C)
IS NOT IN RIF AREA
LITTLE THOMPSON WATER DISTRICT
INDIVIDUAL SEPTIC SYSTEMS
Lot 1 18619 Hill Lake Drive
Lot 2 18623 Hill Lake Drive
Lot 3 18627 Hill Lake Drive
Lot 4 18631 Hill Lake Drive
Lot 5 18632 Hill Lake Drive
Lot 6 18628 Hill Lake Drive
Lot 7 18624 Hill Lake Drive
Lot 8 18620 Hill Lake Drive
Lot 9 18616 Hill Lake Drive
431 I IS
Peggy Gregory,Building Technician
Building Department
1555 North 17th Avenue
Greeley CO 80631
Phone:(970)353-6100,extension 3573
Fax: (970)304-6498
E-Mail:pgregory@co.weld.co.us
Weld County Referral
111 C. July 8, 2002
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Shultz Farm, Inc. Case Number PZ-622
Please Reply By August 7, 2002 Planner Sheri Lockman
Project Change of Zone from A(Agricultural)to PUD for 9 lots with Estate Zone Uses
along with 9.4 acres of open space.
Legal Lot B of RE-2838; being part of the NW4 of Section 31, T4N, R67W of the 6th
P.M., Weld County, Colorado.
Location East of and adjacent to WCR 13; '/2 mile north of WCR 38.
Parcel Number 1059 31 000036
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.
Weld County Planning Commission Hearing (if applicable) August 20, 2002
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
X We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:
417X\ Y'f U eta 6b rcu1 rai f ( .-►fit He t( , f%) Lrt,tin12;t„r,,t to WA a
Anna.
Signature Date 7_(
Agency tAin cwt iary
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
#54-‘e Weld County Referral
IJuly 8, 2002
C
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Shultz Farm, Inc. Case Number PZ-622
Please Reply By August 7, 2002 Planner Sheri Lockman
Project Change of Zone from A (Agricultural)to PUD for 9 lots with Estate Zone Uses
along with 9.4 acres of open space.
Legal Lot B of RE-2838; being part of the NW4 of Section 31, T4N, R67W of the 6th
P.M., Weld County, Colorado.
Location East of and adjacent to WCR 13; A mile north of WCR 38. !
Parcel Number 1059 31 000036
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.
Weld County Planning Commission Hearing (if applicable) August 20, 2002
❑ 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.
XSee attached letter.
Comments:
Signature Date 1 .I s O2
Agency Q'es
•eWeld County Planning Dept. 4.1555 N. 17th Ave.Greeley,CO.80631 0(970)353-6100 ext.3540 4.(970)304-6498 fax
n
fetes MEMORANDUM
WITO: Sheri Lockman, Planner II
COLORADO DATE: July 13, 2002
FROM: Kim Ogle, Planner III Vie.7
SUBJECT: The Estates at Hill Lake PUD
Steve Shultz, applicant
c/o Todd Hodges, Todd Hodges Design, LLC
The Department of Planning Services has reviewed the Landscape Plat for The Estates at Hill
Lake PUD and offers the following comments. An Improvements Agreement for Private Road
Maintenance was not received in the referral packet.
Per the application materials, the applicant is proposing nine one acre residential lots and
approximately 9.9 acres of common open space to maintained by the Home Owners
Association.
On-site landscape treatment consists of a ten deciduous trees, and 31 evergreen tree with no
common, botanical or cultivar species noted. This plant material is located parallel to the
proposed monument signs, near the tank battery complex and parallel to the Great Western
Railroad right-of-way. The application drawing package did not delineate the monument sign
as described in the application materials.
The applicant is proposing to plant several evergreen tree species south of the tank battery and
gas well complex area. Typically winter storms come from the northwest, although upslope
storms are also a likelihood. Staff is concerned that snow throw may be an issue, especially
after a windy snow laden storm. Future applications shall address the issue of snow in relation
to this area, and what efforts will be in place to mitigate this issue.
Future submittals shall provide a detailed Landscape Plan for the entry, including the design of
the monument sign for the proposed development.
Per the application materials, the open space area will be planted in native and/or drought
tolerant grasses. Future correspondence shall identify the species of grass seed mix and
whether the mix is to be drilled or broadcast for installation. Further, the applicant has not
addressed the landscape treatment for areas within the drainage swale. The applicant did
identify the proposed erosion control devices that will be placed within and adjacent to this area.
The Department of Planning Services has determined this measure to be adequate, however,
the Department of Public Works shall review the final drainage report to ascertain adequacy. If
plant material is proposed, please identify the species and how this plant material will be
installed.
Staff has concerns with the selection of the native grasses and the potential for noxious weeds
to gain a foothold and establish themselves within the open space areas. Future
correspondence shall identify the proposed management plan for the open space, particularly
given the close proximity of the agricultural production lands to the north and southeast.
n
Per the application materials, the open space area, including the entry area plant materials will
be irrigated utilizing a non-potable water source, from either an installed watering system or by
e^ truck. Future correspondence shall identify the source of this water and the timing of delivery.
The School District did not appear to respond to their requirements for this proposal. Future
applications shall address the issue of bus pull-off and pick-up points, specific to the
relationship of the point of ingress/egress of the PUD. This shall be graphically delineated on
the drawings. Further, the location and relationship to the bus pull-off, if any, has not been
delineated on the submitted drawings. The Change of Zone Plat shall reflect these additions to
the development.
The internal road for this PUD development shall be paved and meet the Code requirements of
Chapters 24 and 27. Per Section 24-2-20 all PUD developments will be served by an internally
paved road system according to County standards. The cross-section delineated in the
drawing package has identified two 12-foot paved lanes and two 4-foot gravel shoulders
adjacent to borrow ditches placed on each side of the road. The Department of Public Works
shall address this issue.
A general note regarding the graphic delineation of the of the swale relative to the residential
driveways. The driveways should be delineated to cross the swale, and a culvert if required
shall be delineated on the plans.
The application materials states that the Town of Johnson Fire Department is requesting a
secondary emergency access. However, there is no evidence from the Ditch Company of
permission to utilize their thirty foot ingress and egress easement. Future applications shall
address the issue. Further, the type of emergency access road surface is not identified. Staff
suggests that the applicant research the use of Grasscrete or equivalent for this access drive.
Grasscrete or similar is a non-invasive material that permits plant material to be planted within
the openings thus creating the illusion of continuous open space not impacted by a hard
surface drive. Finally, there is no indication that the access for the ditch company and or the
emergency access will be gated or remain open. Future applications shall address the issue.
The application materials indicate that the flowline of the drainage swale runs parallel to the
Great Western Railroad right-of-way. The Landscape Plat has delineated evergreen trees to be
planted in this location. Typically evergreen species of any type do not grow well in wet
conditions. Future applications shall address the issue of the location of the trees in
relationship to the drainage swale.
The engineered site grading drawings prepared by Messner Engineers, Inc., delineates water
flowing to the southeast towards the drainage swale parallel to the Great Western Railroad
right-of-way. The swales are protected by the Straw Bale Dike Channel detail to control erosion
and unregulated runoff for the property. The swale provides for overland flow into the proposed
water quality control pond located in the southeast corner of the property. The applicant has
proposed an outlet structure placed in the pond with a fifty (50) foot long by 18" diameter CMP
storm drain with flared end to release the water at a historic rate. The applicant is proposing to
release this water on the right-of-way of the Great Western Railroad. Future applications shall
address the issue of the Great Western Railroad permitting this activity. A signed agreement
with the Railroad shall be submitted prior to scheduling the Change of Zone hearing before the
Board of County Commissioners.
T
P n
Summary
The applicant shall provide additional information pertaining to the selection of plant material
near the tank battery complex and methods of mitigation for snow.
The applicant shall provide additional information pertaining to the emergency access as
required by the Fire Department.
The applicant shall provide additional information pertaining to plant material mix of the
proposed native grasses, the method of installation and the management practices to be
implemented such that noxious weeds are not prevalent within this development.
The applicant shall provide additional information pertaining to the location of the evergreen
plants adjacent to the railroad in relationship to the drainage swale.
The applicant shall provide additional information pertaining to the historic release of water from
the proposed water quality pond onto the Railroads property or right-of-way.
The applicant shall provide additional information pertaining to the entry sign and plant
materials, including common, botanical and species names, size at installation and any
additional information deemed necessary by Landscape Designer.
The applicant shall provide evidence of the non-potable water source and delivery for irrigation
for proposed plantings.
The applicant shall provide additional detail to the relationship of the bus pull-out, mail box
location and point of ingress and egress for development.
The applicant shall submit an Improvements Agreement for Private Road Maintenance for
review and approval with the Final Plat application.
End Memorandum.
m:\...landscape referral\estates at Hill Lake PUD_O.wpd
STATE OF COLORADO
P "OFFICE OF THE STATE ENGINEER
Q%Division of Water Resources co�A�
Department of Natural Resources
Weld County Planning Department e R
1313 Sherman Street, Room 818 GREELEY OFFICE •:,..,/+
Denver,Colorado 80203 '1876•
Phone:(303)866-3581 July 23, 2002
FAX:(303)866-3589 JUL 2 5 2UOL Bill Owens
Governor
http://water.state.co.us/default.htm ^ ECEIVED
i, � Greg E.Walther
Ms. Sheri Lockman Executive Director
Weld County Planning Department Hal D.Simpson,P.E.
1555 North 17th Avenue state Engineer
Greeley Co 80631
Re: The Estates at Hill Lake
Case No. PZ-622
NW1/4 of Sec. 31, T4N, R67W, 6th P.M.
Water Division 1, Water District 4
Dear Ms. Lockman:
We have reviewed the above referenced proposal to subdivide a 20-acre parcel
described as Lot B of the Recorded Exemption No. 2838 located in the NW1/4 of Section 31,
Township 4 North, Range 67 West of the 6th Principal Meridian, into 9 (PUD) single family
residential lots of approximately 1-acre in size and 9.9 acres of common open space. The
Water Supply Information Summary included in the submittal material indicates that the
household use water requirement is 0.7 acre-feet per year per lot totaling 6.3 acre-feet per year
for the entire subdivision. The Little Thompson Water District (District) has been proposed as
the source of water for the household use of the residential lots and a copy of an Agreement for
Water Main Extensions between the applicant and the District was also included in the
submitted material. However the District did not sign the agreement, therefore this office cannot
determine if the District indeed is committed to supply water to this new development.
Pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State Engineer's office offers the
opinion that after the District has submitted a letter of obligation to the County, then sufficient
evidence will have been presented, such that the proposed water supply can be provided
without causing material injury to existing water rights and the supply is expected to be
adequate.
If you have any questions in this matter, please contact loana Comaniciu of this office.
Sincerely,
Kenneth W. Knox
Assistant State Engineer
cc: Richard Stenzel, Division Engineer
,-� Water Supply Branch
Subdivision File
File
Todd Hodges Design, LLC
KK/IC/The Estates at Hill Lake
07/26/2002 14:30 19705871 JOHNSTOWN TOWN,LL PAGE
^ 02
N rata
Weld County Referral
July 8, 2002
11116
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Shultz Farm, Inc. Case Number PZ-622
Please Reply By August 7, 2002 Planner Sheri Lockman
Project Change of Zone from A(Agricultural)to PUD for 9 lots with Estate Zone Uses
along with 9.4 acres of open space.
Legal Lot B of RE-2838; being part of the NW4 of Section 31,T4N, R67W of the 6th
P.M.,Weld County. Colorado.
Location East of and adjacent to WCR 13; '/mile north of WCR 38.
Parcel Number 1059 31 000036
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 Deceived 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.
Weld County Planning Commission Hearing (if applicable) August 20,2002
O We have reviewed the request and find that ft does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
•
•
Signatµre Date 7/ale h.)
Agency DU*. hnllclZ� J
rs'eN oWeld County Planning Dept. 01555 N. 17th Ave. Greeley,CO.80631 4(970)353-6100 ext3540 0(970)304-6498 fax
'�■� Weld County Referral
WI
ID
July 8, 2002 D
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Shultz Farm, Inc. Case Number PZ-622
Please Reply By August 7, 2002 Planner Sheri Lockman
Project Change of Zone from A(Agricultural) to PUD for 9 lots with Estate Zone Uses
along with 9.4 acres of open space.
Legal Lot B of RE-2838; being part of the NW4 of Section 31, T4N, R67W of the 6th
P.M., Weld County, Colorado.
Location East of and adjacent to WCR 13; '/2 mile north of WCR 38.
Parcel Number 1059 31 000036
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.
Weld County Planning Commission Hearing (if applicable) August 20, 2002
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ have reviewed the request and find no conflicts with our interests.
rrr See attached letter.
Comments:
Signature /CA ILr / Date _ ) , 047e 21\A 0
Agency ittL P / 9 PAC t d v
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 *(970)353-6100 ext.3540 +(970)304-6498 fax
1 (5
DEPARTMENT OF BUILDING INSPECTION
Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO80631
WEBSITE: www.co.weld.co.us
Phone (970) 353-6100, Ext. 3540
' Fax(970) 304-6498
C.
COLORADO
July 26, 2002
Schultz Farm, Inc.
Change of Zone from A(Agricultural) to PUD for 9 lots with Estate Zone Uses along with 9.4
acres of open space.
PZ-622
1. Building permits shall be obtained prior to the construction of any building or structure.
Buildings that meet the definition of an Ag Exempt Building per the requirements of Section 29-
1-20 and Section 29-3-20 B.13 do not need building permits, however a Certificate of
Compliance must be filed with the Planning Department and an electrical permit is required for
any electrical service to the building.
2. A plan review is required for each building except for buildings that meet the definition of Ag
Exempt buildings. Plans shall bear the wet stamp of a Colorado registered architect or
engineer. Two complete sets of plans are required when applying for each permit.
3. Buildings shall conform to the requirements of the codes adopted by Weld County at the
time of permit application. Current adopted codes include the 1997 UBC, 1998 IMC, 1997 IPC,
1999 NEC and Chapter 29 of the Weld County Code.
4. Each building will require an engineered foundation based on a site-specific
geotechnical report or an open hole inspection performed by a Colorado registered engineer.
Engineered foundations shall be designed by a Colorado registered engineer.
5. Building height shall be limited to the maximum height allowed per UBC Table 5-B. Wall and
opening protection and limitations shall be in accordance with UBC Table 5-A. (For residential
occupancies, walls shall be protected with one-hour fire resistive construction within three feet
of property lines and openings are not permitted within three feet of property lines) Separation
of buildings of mixed occupancy classifications shall be in accordance with UBC Table 3-B and
Chapter 3. Setback and offset distances shall be determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with the 1997 Uniform 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 27 of the
Weld County Code. Building height shall be measured in accordance with Chapter 23 of the
Weld County Code in order to determine compliance with offset and setback requirements.
Offset and setback requirements are measured to the farthest projection from the building.
Service,Teamwork,Integrity,Quality
Page 2
7. A Flood Hazard Development Plan shall be submitted for buildings constructed within the
100-year flood plain.
r
Please contact me for any further information regarding this project.
Sincerely,
ciwk4
Jeff Reif
Building Official
Service,Teamwork, Integrity,Quality
08/02/2002 13:58 97058728 MILLIKEN PAGE 01/01
\h^3sx. —VJpCs).Q.0JI.C1
;Aga JRECE!VED
!` b JUL 9 2 2002 es
TOWN OF MILLIKEN
Weld County Referral
Wi
1pe
July B, 2002
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Shultz Farm, Ina Case Number PZ-622
Please Reply By August 7,2002 Planner Sheri Lockman I I
Project Change of Zone from A (Agricultural)to PUD for 9 lots with Estate Zone Uses
along with 9.4 acres of open space_
Legal Lot B of RE-2838; being part of the NW4 of Section 31, T4N, R67W of the 6th
P.M., Weld County, Colorado.
Location East of and adjacent to WCR 13; 1/2 mile north of WCR 38.
r Parcel Number. 1059 31 000036
•
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.
Weld County Planning Commission Hearing (if applicable) August 20, 2002
O We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
NIWe have reviewed the request and find no conflicts with our interests.
See attached letter. •
•
Comments:
•
Signature ....\-..WDate 4\','� •
Agency ���\ "�
r^
4.Weld County Planning Dept .1555 N. 17th Ave.Greeley,CO.80631 4.(970)353-6100 ext3540 .070)304-8498 fax
Weld County Planning Drparfrsg;11
CUP FY n— PIT
JUL 3 1 2002
(IP Le. RED,:
\\ lig
Weld County Referral
I — July 8, 2002
C. All Lake_
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Shultz Farm, Inc. Case Number PZ-622
•
Please Reply By August 7, 2002 Planner Sheri Lockman
Project Change of Zone from A(Agricultural)to PUD for 9 lots with Estate Zone Uses
along with 9.4 acres of open space.
Legal Lot B of RE-2838; being part of the NW4 of Section 31, T4N, R67W of the 6th
P.M., Weld County, Colorado.
Location East of and adjacent to WCR 13; '/1 mile north of WCR 38.
Parcel Number 1059 31 000036
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.
Weld County Planning Commission Hearing (if applicable) August 20, 2002
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
See attached lcttcc. cee-fr rvay,,,,s ht/ow
Comments: _mt.
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Agency f I?NLt of Meal
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
l� Weld Ccus Ur: rf�nent
f.IMI�- 'I Atn 14 2002
MEMORANDUM E--A0,--,- J ,-„:3
Will Co
TO: Sheri Lockman, Planner DATE: 12 A st 2002
COLORADO
FROM: Peter Schei, P.E., Civil Engineer
SUBJECT: PZ-622, Estates at Hill Lake PUD (Zone Change)
The Weld County Public Works Department has reviewed this change of zone request.
Comments made during this phase of the subdivision process may not be all-inclusive, as other
concerns or issues may arise during the remaining application process.
COMMENTS:
❑ The applicant should be aware of a County railroad-crossing project on CR 13 adjacent to
this PUD. This improvements project is known as CR 13 Railroad Crossing Between CR
38 &40. The County project engineer is Wayne Howard, P.E.
o The change of zone plan sheets shall be renumbered in successive order with sheet total
given. The submitted change of zone sheet numbering is confusing.
External Roadways:
❑ CR 13 is classified by the County as an arterial road and requires a 140-foot right-of-way.
The change of zone plat shows the appropriate 70-foot right-of-way. The applicant shall
coordinate work in the right-of-way with the County's railroad crossing project. Various
concerns such as grades, drainage and sight distance will need to be orchestrated between
these two projects.
o The applicant shall verify the existing 30-foot roadway right-of-way, and the documents
creating the right-of-way noted on the final plat. If the right-of-way cannot be verified, it
will be dedicated on the final plat.
o The additional 40-foot of right-of-way shown on the change of zone plat shall be
dedicated. If the right-of-way cannot be verified, it will be dedicated on the final plat.
❑ The applicant shall provide a confirmation letter from the Great Western Railroad
verifying railroad right-of-way. This letter shall be submitted prior to recording the
change of zone plat.
❑ CR 13 serving this development is paved. A traffic impact analysis will not be required.
fa. ma-PeaVhvming RenewU Chengo orZane'PZ-621 Estates at Hill Lake Zone Oto.ge)doe Page 1 of 3 12Augoz
Internal Roadways:
❑ Internal roads shall meet Weld County criteria for a PUD. The internal 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 typical roadway cross-section of interior roadway shall be shown as
two 12-foot paved lanes with 4-foot gravel shoulders on the change of zone plat. The
cul-de-sac edge of pavement radius shall be 50-feet. Stop signs and street name signs
will be required at all intersections. The roadside drainage shall be contained within the
right-of-way.
❑ Intersection sight distance triangles at the development entrance will be required. All
landscaping within the triangles must be less than 3'/ feet in height at maturity, and noted
on the change of zone plat. Entry signage must be outside the sight distance triangles.
❑ The applicant shall provide a pavement design prepared by a professional engineer along
with the final plat submittal.
❑ Roadway and grading plans along with construction details will be required for the final
plat.
❑ Easements shall be shown in accordance with County standards and / or Utility Board
recommendations, also dimensioned on the final plat.
Drainage:
❑ The Drainage Investigation & Erosion Control Report, dated June 2002, is in general
acceptable.
❑ A 30-foot maintenance easement, measured from the top edge of the ditch, must be
preserved for the Farmers Extension Ditch. It is unclear from the plat if the easement
shown is measured from the top edge of the ditch. Show this on the change of zone plat.
❑ The June 2002, report states increased runoff due to development is slightly larger. The
report shall discuss the increased runoff due to development and the existing condition,
correlating data calculations in the discussion and conclusions for the final drainage
report.
o An 18-inch CMP culvert is proposed at the intersection of CR 13 and Hill Lake Drive.
There are no supporting calculations to verify the sizing. Calculations verifying this and
discussion in the conclusions correlating the data will be required with the final drainage
report.
o Storm water conveyance downstream to the southwest needs to be addressed, especially
at the intersection of CR 13 and the railroad. The report states that an 18-inch CMP
culvert passes beneath CR 13. The report fails to support this with calculations verifying
flows from the development will pass this point. Downstream discharge on the north side
of the railroad tracks should be fully evaluated to ensure that downstream landowners are
not adversely affected. The final drainage report shall address these issues.
o The June 2002, report falls short in correlating much of the abundant numerical data in
Appendix I to the conclusions and recommendations. The final report shall tie the
calculated data to the discussion, conclusions and recommendations.
M\-Pda\%aneing ReriewV-Change of]me'Z-o22 mad a MU L.ko(zone rnaoeei.eoc Page 2 of 3 12n.eo2
❑ The applicant shall show and label all existing irrigation systems for this development on
the change of zone plat.
❑ Final drainage construction plans, conforming to the drainage report, shall be submitted
with the final plat application.
RECOMMENDATION:
The Public Works Department recommends approval of this change of zone. The following
Conditions of Approval shall be fulfilled prior to change of zone acceptance.
Conditions of Approval:
1. The change of zone plan sheets shall be renumbered in successive order with sheet total
given.
2. The applicant shall provide a confirmation letter from the Great Western Railroad
verifying railroad right-of-way.
3. Internal roads shall meet Weld County criteria for a PUD. The typical roadway cross-
section of interior roadway shall be shown as two 12-foot paved lanes with 4-foot gravel
shoulders on the change of zone plat.
4. All landscaping within sight distance triangles must be less than 31/2 feet in height at
maturity, and noted on the change of zone plat.
5. A 30-foot maintenance easement, measured from the top edge of the ditch, must be
preserved for the Farmers Extension Ditch.
6. The applicant shall show and label all existing irrigation systems for this development on
the change of zone plat.
The applicant shall address the comments listed above at the specific step of the review
process stated. The review process will continue only when all appropriate elements have
been submitted. Any issues of concern must be resolved with the Public Works
Department prior to recording the change of zone and final plats.
PC: PZ-622
Dennis Messner, Messner Engineering, Inc.
(Including copy of CR 13 Railroad Crossing Between CR 38 & 40 plans.)
Todd Hodges, Todd Hodges Design, LLC
MV-raagrm g xmew\3-feast or Zane az-6ss emus at HA list aonc Change)mc Page 3 of 3. - ianoao2
ctiv Memorandum
TO: Sheri Lockman, W.C. Planning
IDATE: August 8, 2002
O
• FROM: Pam Smith, W.C. Department of Pu. icfr
COLORADO Health and Environment
CASE NO.: PZ-622 NAME: Shultz Farm, Inc.
Primary and secondary envelopes have been placed on the plat map submitted in the Change
of Zone application, as requested. However, using the worst-case percolation rate (120
minutes per inch) and the most favorable absorption field sizing for an engineered system
(water balance design for a 4 bedroom home), the absorption field envelopes are too small
(2600 square feet) for the anticipated field sizes (4000 square feet). The applicant is aware of
this problem and is working to correct the situation.
The Department will not be able to complete an evaluation of the change of zone application
until new information is provided.
O:\PAM\Planning\chzone\PZ-622-1.rtf
Memorandum
TO: Sheri Lockman, W.C. Planning
IDATE: August 9, 2002
C. FROM: Pam Smith, W.C. Department of Pub--cg)
COLORADO Health and Environment \
CASE NO.: PZ-622 NAME: Shultz Farm, Inc.
The Weld County Health Department has reviewed this proposal. The applicant proposes a 9
lot PUD on 20 acres. The minimum lot size is 1.0 acre, with an overall density of one septic
system per 2.2 acres. Public water and individual sewage disposal systems are proposed for
the development.
The application has satisfied Chapter 27 of the Weld County Code in regard to water and sewer
service. The application states the water will be supplied by Little Thompson Water District. A
water service agreement from Little Thompson Water District has been included in the
application materials. Sewer will be provided by individual sewage disposal systems. The
minimum proposed lot size (1.0 acre) coupled with the overall density of one septic system per
2.2 acres does meet current Department policy.
Revised plat maps (no revision date) were received August 8, 2002 by the Department,
enlarging the primary and secondary envelopes to an anticipated field sizes of 4000 square feet
(worst-case percolation rate - 120 minutes per inch - and the most favorable absorption field
sizing for an engineered system -water balance design for a 4 bedroom home).
No documentation has been included in the application materials that indicate whether
language for the preservation and/or protection of the second absorption field envelope has be
placed in the development covenants (no covenants were included in the application materials).
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the Little Thompson Water District.
2. This subdivision is in rural Weld County and is not served by a municipal sanitary
sewer system. Sewage disposal shall be by septic systems designed in accordance
with the regulations of the Colorado Department of Public Health and Environment,
Water Quality Control Division and the Weld County Code in effect at the time of
construction, repair, replacement, or modification of the system. Septic systems
shall be designed for site-specific conditions, including but not limited to, poor
percolation rates, shallow groundwater, bedrock, gravel and/or clay soils.
3. 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.
PZ-622
Shultz Farm
Page 2
4. If required, the applicant shall obtain a storm water discharge permit from the Water
Quality Control Division of the Colorado Department of Public Health and the
Environment. Silt fences shall be maintained on the down gradient portion of the site
during all parts of the construction phase of the project.
5. 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.
6. 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.
7. 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.
8. "Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County
Code shall be placed on any recorded plat.
O:\PAM\Planning\sketch\s-622.rtf
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