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Home My WebLink About20020964.tiff January 31, 2002 Delbert A. and Kristine K. Kirby 19822 WCR # 15 Johnstown, CO 80534 TO: Weld County Department of Planning Services CASE NUMBER Z-570 Dear Ladies and Gentlemen Kristine and I have concerns about results from these additions being planned next to us. Our first concern is about all of the dust that will be created on the dirt road we live on, WCR #15, and the access on and off of road#15 due to an increase in traffic. Another concern we have is the impact of septic systems to the high water table and the affect this would have on the well that we use to water our grass and garden. Our next concern would be about heavy rains, and whether or not the water from the additions would be directed in such a way that it will cause an increase in flood damage to our property compared to the way it has been in the past. Our last concern would be the management of the noxious weeds. We assume these lots will be large, and inexperienced new owners will not address these weeds. Sincerely DelberLA. Kirby and Kristine K. Kirby iLAAtiEXHIBIT I 2002-0964 g a C i o N JV 6: 0 N N0 0 01 ,k2N y y 2L 0 O n : V U U V U V ru V N N co N N J-� O <v (y�/� _ o - v, h _It � T O Y_ C °,3 tt16N � - nn� O e N c"15 C _O , 0 yl7. Q� 3 C C �]NVO SL ` o o v C. 2NL^ m N N I- C in N gale V N V C w Qin Ila e l' 3N a. y o J m J .9 N 0 1 I() C v v F,t6i l(1 " m Q w n a 3 `o wv ct - C) 73 y 0- - an d C U m3 0 s� — a0 (2O �oo� 00 E Qo-m • ₹ G 83M ( .. :I .tc 4..\2-,._\ \sa 8. I \V , IP •1 c'i• y i rv• \\ 'on LN •• U 9 ..� b r:'9 9n / _ i T '� • I g' I :,./7!1 ... . ;13 P 71 L. A F----j A Zb T)/§k ji Z Johnstown map • Loveland ` �` •-.--- :r.. I uR "�� VRFG ., `—•-•-„, _ fi s otl 0,,'_' WRFG g 4 N 44�` g ialirG igLow Poin ''...,3: Gutierrez ; I •. WY ,4Ie I se no ' ; V LD RLD ; `` , ti Cross , ; 4. td tea -- ,,f,, Wat se __I. i ‘c..i: I JO WS S Johnson's • u S ! ks.. 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Box 38, Berthoud, Colorado, 80513 REQUEST: Change of Zone from A (Agricultural) to PUD for 8 residential lots for Estate Uses, one 54.5 acre agricultural eullot, and 12 acres of common open space LEGAL DESCRIPTION: Lot B of Recorded Exemption 2746; located in part of the NE4 of Section 30, Township 4 North, Range 67 West of the 6th P.M., Weld County Colorado LOCATION: South of and adjacent to Weld County Road 42, East of and adjacent to WCR 13 ACRES: +/- 79 Acres PARCEL NUMBER: 0959 30 000016 POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS The criteria for review of this Change of Zone application is listed in Section 27.6.120 of the Weld County Code as follows The Department of Planning Services' staff has received responses from the following agencies: ➢ Weld County Department of Public Works, referral received 03/05/02 ➢ Weld County Department of Building Inspection, referral received 1/22/02 ➢ Weld County Department of Public Health & Environment, referral received 3/1/02 ➢ Weld County Department of Planning Services- Zoning Compliance, referral received 1/24/02 ➢ Weld County School District RE-5J, referral received 1/25/02 ➢ Colorado Geological Survey, referral received 1/29/02 ➢ Colorado Division of Wildlife, referral received 1/20/02 ➢ Town of Johnstown, referral received 3/15/02 ➢ Johnstown Fire Protection District, referral received 3/13/02 ➢ Colorado Division of Water Resources, referral received 3/13/02 EXHIBIT Z-570,O),aov Bporrispa,AAX 1 /7 Responses have not been received fropibelpyQ ;i0.g ncies: ➢ Big Thompson Soil Conservation District �LL�i�G.11 YY ➢ Great Western Railroad r Z-570,Oaaov Bpargepa,AAX 2 Preliminary feat, CHANGE OF ZONE ElkADMINISTRATIVE RECOMMENDATION COLORADO CASE NUMBER: Z-569 Hearing Date: PLANNER: Chris Gathman APPLICANT: Olson Brothers, LLC ADDRESS: P.O. Box 38, Berthoud, Colorado, 80513 REQUEST: Change of Zone from A(Agricultural)to PUD for 8 residential lots for Estate Uses, one 54.5 acre agricultural eutlot, and 12 acres of common open space LEGAL DESCRIPTION: Lot B of Recorded Exemption 2746; located in part of the NE4 of Section 30, Township 4 North, Range 67 West of the 6th P.M., Weld County Colorado LOCATION: South of and adjacent to Weld County Road 42, East of and adjacent to WCR 13 ACRES: +1- 79 acres PARCEL NUMBER: 1059 30 000016 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 23-2- 50 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 27-6-120.6.a. - That the proposal is consistent with any intergovernmental agreement in effect influencing the PUD and Chapters 19 (Coordinated Planning Agreements), 22 (Comprehensive Plan), 23 (Zoning), 24 (Subdivision) and 26 (Mixed Use Development) of this code. This proposal is not located within an existing intergovernmental agreement boundary. The applicant is proposing eight residential lots ranging in size from 1.1 to 1.7 acres for Estate uses. The applicant is proposing to vary from the minimum Estate zone district lot size requirement of 2.5 acres. The proposal is consistent with the aforementioned documents as follows: A.� 1) Section 22-2-60.A.1,A.Goal 1 —"Preserve prime farmland for agricultural purposes which foster the economic health and continuance of agriculture." The subject parcel is 79 acres net in size and is classified as"Prime" farmland on the Important Farmlands of Weld County map. The applicants are proposing a 54.5 acre buildable agricultural lot(Lot 9). The agricultural lot currently has a sprinkler pivot. i �HA�I /A')PAZ Cy �-i�n t�v.vi"-)4-r.r" V4'., / •1 - - G 4 ary1A-4• Planning staff is requiring of the site in order to limit residential access points onto Weld County Read-42. 2) Section 22-2-60.C.2, A.Policy 3 states "Conversion of agricultural land to residential, commercial and industrial development will be discouraged when the subject site is located outside of a municipality's comprehensive plan area, urban growth boundary area, or I-25 Mixed Use Development area and urban development nodes." The application proposes non-urban scale development as defined by Section 27-2-140 of the Weld County Code. Section 27-2-140 defines non-urban scale development as"...developments comprising of nine (9)or fewer residential lots, located in a non-urban area as defined in Chapter 22 of the Weld County Code, not adjacent to other PUDs, subdivisions, municipal boundaries or urban growth corridors." This proposal includes public water and consists of eight (8)PUD residential lots for Estate uses and 12 acres of common open space along with a 54.5 acre Agricultural lot(Lot 9). It is not located adjacent to other PUDs, municipalities or urban growth corridors and meets the definition of non-urban scale development. 3) Section 22-2-190.D.2.b,PUD.Policy 4.2 states"A planned unit development which includes a residential use should provide common open space free of buildings, streets, driveways or parking areas. The common open space should be designed and located to be easily accessible to all the residents of the project and usable for open space and recreation..." The proposed open space of 12 acres does not border Lots 1-3 of the proposed PUD. Planning Staff is recommending that the proposed common open space be redesigned so that it borders and is accessible to Lots 1-3 in order to satisfy the requirements of PUD Policy 4.2. Planning staff recommends an internal trail system be designated within the common open space. No internal trail system is proposed to access the 12 acre common open space area. 4) Section 23-4-440.A requires a minimum lot size of 2.5 acres in the E(Estate)Zone District. The applicant is proposing eight residential lots ranging in size from 1.1 to 1.7 acres for Estate uses. The applicant is proposing to vary from the minimum Estate zone district lot size requirement of 2.5 acres. 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 of this Chapter. The Department of Public Works, as stated in their referral received March 5, 2002, is requiring this PUD to have paved roads. Section 27-2-40 of the Weld County Code states: "The normal bulk requirements for Z-570,oauov Bponnspa AAX,4 minimum setback, minimu�� t size, minimum lot area per structure, maximum height of buildings an o coverage ay be varied as specified in the PUD final plan." Section 23-4-440.A of the Weld County Code requires a minimum lot size of 2.5 acres in the E (Estate) Zone District. The applicant is proposing eight residential lots ranging in size from 1.1 to 1.7 acres for Estate uses. The applicant is requesting to vary from the E(Estate)lot size requirements for the eight proposed residential lots for Estate Uses. Section 23-3-50 of the Weld County Code requires a minimum lot size of 80 acres in the A(Agricultural)Zone District. The applicant is proposing a 54.5 agricultural lot with this PUD. The applicant has met the twenty performance standards as delineated in Section 27-2- 10 regarding access, buffering and screening, bulk requirements, circulation, etcetera. The Conditions of Approval and Development Standards ensure compliance with Sections 27-2-20 through 27-2-210 of the Weld County Code. C. Section 27-6-120.6.c- 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 this Code or master plans of affected municipalities. This site is located within the 3-mile referral areas for the Towns of Johnstown and Mead. The Town of Johnstown in their referral received March 15, 2002 indicated no conflict with their interests. No referral was �- received from the town of Mead indicating no conflict with their interests. D. Section 27-6-120.6.d- The PUD Zone District shall be serviced by an adequate water supply and sewage disposal system in compliance with the performance standards in Article 11 of this Chapter. The Department of Public Health and Environment referral dated March 1, 2002 states that the applicant has satisfied Chapter 27 of the Weld County Code in regards to Sewer and Water Service. Water is to be provided by the Little Thompson Water District. A water service commitment letter and agreement for water main extension from Little Thompson Water District is provided in the application materials. The Office of the State Engineer, Division of Water Resources indicated in a referral received March 13, 2002 that the proposed water supply for Lots 1-9 (for residential purposes)will not cause injury to existing water rights. The application has satisfied Chapter 27 of the Weld County Code in regard to sewer service. Sewer will be provided by Individual Sewage Disposal Systems. Septic envelopes have been indicated for Lots 1-8. The Weld County Department of Public Health and Environment is requiring septic envelopes to be indicated for the building envelope for Lot 9. E. Section 27-6-120.6.e- The street or highway facilities providing access to the property r Z-570,Oaaov Bposrgspa AAX,5 are adequate in functional ' h and structural capacity to meet the traffic requirements of the uses o e propos PUD Zone District. The Department of Public Works,in their referral received March 5,2002,indicated that the proposed layout of Dove Court and Willow Lane is acceptable. Final roadway construction plans and an off-site road improvements agreement addressing impacts to Weld County Roads 15 and 42 will be required with the final plat application. The Department of Planning Services is requiring that Dove Court be moved further north so that it is located between Lots 1 3 1onz and the proposed Lot 9 building envelope as indicated in the original sketch plan. Planning staff is also requiring that the proposed Lot 9 alternative building envelope located in the northeastern corner of lot 9 be removed. This redesign would eliminate-the possibility of two additional direct accesses onto Weld County Road 12 and Weld County Road 15. F. An off-site road improvements agreement and an on-site improvements agreement proposal is in compliance with Chapter 24 of this Code, as amended, and a road improvements agreement is complete and has been submitted if applicable. The applicant did not include a preliminary road improvements agreement. Development Standards and Conditions of Approval ensure compliance with Chapter 24, Article VII, and Sections 24-9-10 and 24-9-20 of the Weld County Code. Public and Private Road Maintenance and Improvements Agreements along with final roadway plans and a final drainage report shall be submitted with the Final Plat application. G. There has been compliance with the applicable requirements contained in Chapter 23 of this Code regarding overlay districts, commercial mineral deposits and soil conditions on the subject site. The site is not located within any overlay districts. The applicants have indicated a 400-foot by 400-foot future gas well envelope on the property. A letter dated August 20, 2001 from Southwestern Production Corporation (the operator of record for an existing oil & gas lease for Southwestern Eagle, LLC) indicated that they had reviewed the gas well envelope and future tank battery location on the S-546 sketch plan map and indicated that future wells and facilities will likely fall within these locations. The gas well envelope and tank battery location are indicated in the same location on the proposed change of zone plat as they are indicated on the S-546 sketch plan map. 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 accurately reflects the performance standards and allowed uses described in the proposed zone district with the exception of the Z-570,OXaov Bpanispa AAX,6 • proposed lot sizes as describSA49whi aWpplicant is requesting that the Final Plan be administratively reviewer ra i recommending that this case be brought before the Board of County Commissioners for the final plat based on the required relocation of the internal roads and redesign of the open space parcel. This recommendation is based, in part, upon a review of the application materials submitted by the applicant, other relevant information regarding the request, and responses from referral entities. This Approval recommendation is based upon compliance with Chapter 27 requirements. The Change of Zone from A(Agricultural)to PUD with Estate Zone District uses is conditional upon the following: Prior to the Board of County Commissioners Hearing: 1.Soction 22-5 100.B.1 of the Weld County Code states "new planned unit developments-or subdivisions should be planned to take into account current and future oil and gas drilling activity to the extent oil and gas development can reasonably be anticipated. The applicant .. shall either submit a copy of an agreement with the properties mineral owners stipulating that the oil and gas activities have been adequately incorporated into the design of the site or show evidence that an adequate attempt has been made to mitigate the concerns of the mineral owners. The plat shall be amended to include any possible future drilling sites. Evidence of approval shall bo submitted to the Wold County Department of Planning Services. -(Dept-of Planning Services) 2,l. Prior to recording the Change of Zone plat: A. The plat shall be amended to include the following: 1) One Septic Envelope shall be designated on Lot 9. (Department of Public ` Health and Environment) 2) The Change of Zone plat shall meet all requirements of Section 27-9-20 of the Weld County Code. (Department of Planning Services) r '8), Dove Court shall be relocated to the north between the proposed Lot 9 alternate future building site and Lots 1, 2 and 3. Lot 9 (residential) ac ess shall be onto Dove Court. (Department of Planning Services) The lot 9 alternate future building site located in the northeastern corner of the site shall be deleted. (Department of Planning Services) L.,c+ 5) Outlot A (Common Open Space) shall be redesigned so that it borders Z-570,Oaaov Bponspa AAX,7 and is acceecible from pf6 ats nd 3 of the PUD. (Department of Planning Services) t" nl ,-+'1 6)Building envelopes for Lots 1,2 and 3 and Lot 8 of the proposed subdivision shall be located outside the 150 foot gas well setback and 200 foot tank battery setback, B. The applicant shall address the recommendations/requirements of the Johnstown Fire Protection District. Evidence of compliance with Johnstown Fire District Requirements shall be submitted to Department of Planning Services. (Johnstown Fire Protection District) C. The applicant shall submit a proposed estimate for time of construction of the PUD. I ,ct+ (Dept. of Planning Services)Move to "part of Final Plan submittal" 4; Eon! D. The applicant shall submit a modified Landscape Plan in accordance with Section 27- 9-30 d r, (PUD) of the Weld County Code. Plant types, sizes and heights shall be �,,‘ TM"+r t indicated on the plan. Proposed landscaping in clear vision areas shall be no more than 2.5 feet height(Outlots B and C).Move to "part of Final Plan submittal" E.The applicant shall submit additional information about the use and design of the proposed common open space in the PUD.-Evidence of how the proposed residential lots will have a pedestrian connection with the open space shall be provided. The applicant shall also indicate whether livestock(horses...) will be allowed in the common open space. (Dept.of Planning Services) F. The applicant shall submit two paper copies of the plat for review and approval by the Department of Planning Services. (Department of Planning Services) G. 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), ArcInfo Coverages and ArcInfo Export files format type is .e00. The preferred format for Images is .tif(Group 4) ... (Group 6 is not acceptable). This digital file may be sent to mapsco.weld.co.us. (Dept. of Planning Services) 3. Upon completion of 2 above the applicant shall submit a Mylar plat along with all other documentation required as conditions of approval. The Mylar plat shall be recorded in the office of the Weld County Clerk and Recorder by Department of Planning Services' Staff. The plat shall be prepared in accordance with the requirements of Section 27-9-20 of the Weld County Code. The Mylar plat and additional requirements shall be submitted within thirty (30) days from the date of the Board of County Commissioners resolution. The applicant shall be responsible for paying the recording fee. Z-570, OXaov Bpo'crlepa AAX, 8 4. The Change of Zone is condition ftillaripg and that each shall be placed on the Change of Zone plat as notes prior o reco�g: A. The site specific development plan is for a PUD Change of Zone from A (Agricultural)to PUD with Estate Zone District uses 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. B. Approval of this plan may create a vested property right pursuant to Article VIII, Section 23-8-50 of the Weld County Code. (Department of Planning Services) C. Water service shall be obtained from the Little Thompson Water District. (Department of Public Health and Environment) D. 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. The final plat L0-F+ (documents for this subdivision were prepared by Alles and Associates,Ins..,deb These final-change of zone plat drawings indicate proposed nvelopes for the absorption fields. These envelopes may be movable, provided the envelopes are of equal or greater area, meet all required setbacks, and are documented by an affidavit of correction per Section 24-5-50 of the Weld County Code. The lot owner shall not place any permanent landscaping, structures, dirt mounds or other items that would interfere with the construction, maintenance, or function of the fields in the primary and secondary envelope. (Department of Public Health and Environment) E. 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. (Department of Public Health and Environment) F. 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) G. 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) H. If land development creates more than a 25-acre contiguous disturbance, or Z-570, Oacrov Bparrlspa AAX, 9 exceeds 6 months in du i,p�4,1rq le party shall prepare a fugitive dust control plan, submit an r ibRltfA�ll ns notice (APEN), and apply for a permit from the Colorado Department of Public Health and Environment. (Department of Public Health and Environment) I. "Weld County's Right to Farm" statement as provided in Appendix 22-E of the Weld County Code shall be placed on any recorded plat. (Department of Planning Services) J. Potential Purchasers aro hereby notified that a confined animal feeding operation se{ e for 3,000 head of cattle (SUP 83) is located '/ mile east of the intersection of Weld County Roads 12 and 15. Off site impacts that may be encountered include noise from trucks, tractors and equipment; dust from animal pens and odors from animal confinement, silage, and manure. (Department of Planning Services) K. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code. (Department of Planning Services) L. All signs, including entrance signs, shall require building permits. Signs shall adhere to Section 23-4-80 of the Weld County Code. These requirements shall apply to all temporary and permanent signs. (Departments of Planning Services and Building Inspection) r M. No development activity shall commence on the property, nor shall any building permits be issued on the property until the final plan has been approved and recorded. (Department of Planning Services) N. Proper building permits shall be obtained prior to any construction. A plan review is required for each building. 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. (Department of Building Inspection) O. Buildings shall conform to the requirements of the 1997 UBC, 1998 IMC, 1997 IPC, 1999 NEC and Chapter 29 of the Weld County Code. (Department of Building Inspection) P. Each building will require an engineered foundation based on a site-specific geotechnical report or an open hole inspection performed by a Colorado registered engineer. Engineered foundations shall be designed by a Colorado registered engineer. (Department of Building Inspection) Q. 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. Separation of buildings of mixed occupancy classifications shall be in accordance with UBC Table 3-B and Chapter 3. Setback and offset distances shall r be determined by Chapt9 r�ii.C,ounty Code. (Department of Building Inspection) 11�� R. Future construction and development of the site shall be in accordance with the recommendations of the Colorado Geological Survey as stated in their referrals received September 20, 2000 and January 29, 2002. (Colorado Geological Survey) S. The number of livestock allowed for Lot 9 shall meet the A(Agricultural)Zone District requirements and the number of livestock allowed for Lots 1-8 shall meet the E (Estate)Zone District requirements for"Animal Units" as stated in Section 23-1-90 of the Weld County Code. (Department of Planning Services) T. The property owner shall be responsible for complying with the Performance Standards of Chapter 27, Article II and Article VIII, and Chapter 15,Articles I and II of the Weld County Code. (Department of Planning Services) V. Personnel from the Weld County Departments of Public Health and Environment, Public Works, and Planning Services' 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. W. 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 two (2) years of the date of the approval of the PUD Zone District, the Board of County Commissioners shall require the landowner to appear before it and present evidence substantiating that the PUD project has not been abandoned and that the applicant possesses the willingness and ability to continue with the submission of the PUD Final Plan. The Board may extend the date for the submission of the PUD Final Plan application and shall annually require the applicant to demonstrate that the PUD has not been abandoned. If the Board determines that conditions or statements made supporting the original approval of the PUD Zone District have changed or that the landowner cannot implement the PUD Final Plan, the Board of County Commissioners may, at a public hearing revoke the PUD Zone District and order the recorded PUD Zone District reverted to the original Zone District. (Department of Planning Services) 5. At the time of Final Plan submission: A. The applicant shall submit final road layout and alignment plans with associated documents to the Department of Public Works for their review and approval. (Department of Public Works) r B. The applicant sham sub urli an in (Private) Improvements Agreement that addresses all landscaping, open space, storm drainage and underground utility improvements associated with this development, per compliance with Section 24-9-10 of the Weld County Code. (Department of Planning Services) C. The applicant shall submit an off-site(Public) Improvements Agreement that addresses all transportation improvements associated with this development and that addresses shared costs of future paving or dust control on Weld County Roads 42 and 15 proportional to the impact this development per compliance with Section 24-9-10 of the Weld County Code. Evidence shall be submitted to the Department of Planning Services that approval was received from the Department of Public Works of an Improvements Agreement Regarding the Transportation portion of the PUD. (Departments of Public Works, Planning Services) D. Final drainage report and drainage plans shall be submitted for review and approval by the Department of Public Works. (Department of Public Works) E. That portion of Weld County Road 42 at the northwest corner of Lot 9 deviates from the quarter section line. At final plat, the existing road location must be verified and a 60'right-of-way established that covers the roadway. (Department of Public Works) F. The applicant shall submit a draft of the Homeowner's Association bylaws and covenants for review and approval by the Weld County Attorney's Office. Language for the preservation and/or protection of the absorption field envelope 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. (Department of Planning Services) G. The applicant shall submit a Landscape Plan in accordance with Section 27- 9-30(PUD) of the Weld County Code. The landscape plan shall indicated any trails/pedestrian connections in the common open space area. Landscape proposed within clear vision areas shall be no taller than 2.5 feet in height. (Department of in Planning Services) H. The applicant shall contact the appropriate postal service, ambulance service, fire district, St. VrainRE-57 School District, and Weld County e �S Sheriff's Office have reviewed and approved thefor review of the a ro riate folio ' addresses, bus/mail pick up location, and street name. ep men canning Services) I. Existing roadway and right-of-way locations for Weld County Road 42 and Weld County Road 15 shall be indicated on the final plat. (Department of Public Works) J.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), Arclnfe C'bverages and ArcInfo Export files format type is .e00. The preferred ,„ format for Images is .tif(Group 4) ... (Group 6 is not acceptable). (Dept. of a/,4 Planning Services) -7 6 Prior to the release of any building permits: A. The applicant shall supply designated street and stop signs, as required by Weld County Public Works, at the appropriate locations. (Department of Public Works) r } • a* • � is 6 & ' p §' P ' • 6 666626; {YfR♦i - J W A19i4 • • • p si O1 4-1 .40 0 ro U � id 141 Tie CO W Cf9 44114.6 Memorandum TO: Chris Gathman, W.C. P nin g DATE: April 2, 2002 ,t-1,1) • FROM: Pam Smith, W.C. Department of Public COLORADO Health and Environment CASE NO.: Z-570 NAME: Olson Bros/Spring Meadows This memo is to clarify comments dated March 1, 2002 regarding septic'areas' and primary and secondary 'envelopes'. The applicant requested septic 'areas' be designated on the lots, allowing the homeowner flexibility in locating the septic systems on the property when developing the lot. Each septic 'area' is large enough for the placement of at least two absorption fields. It is intended that the septic 'area'will be recorded on the plat and treated the same as primary and secondary 'envelopes' throughout the planning phase. Therefore, for clarification, the Department recommends the following language: 1. A septic area large enough for at least two absorption fields shall be designated on both building sites of Lot 9. 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. The final plat documents for this subdivision were prepared by Alles and Associates, Inc., Job Number: Olson-0102 and dated December 12, 2001. These final plat drawings indicate a proposed septic area for the placement of primary and secondary absorption fields. This area may be movable, provided the area is of equal or greater size that allows for the placement of primary and secondary absorption fields,meets all required setbacks,and is documented by an affidavit of correction per Section 24-5-50 of the Weld County Code. The lot owner shall not place any permanent landscaping, structures, dirt mounds or other items that would interfere with the construction, maintenance, or function of the fields in the septic area. It should be noted that Podtburg Dairy is located approximately.75 miles northwest of the site,and Northmoor Acres is located approximately 1 mile northwest of the site. EXHIBIT 3A •yy(('Y A '#' ya ^k 'a a i''a t$ (it WA r7:,:,'4f,:,.,T.'. 7 t u°� i . . Y > L.4"' Y"�� E' or #U 5' -,.; ,. Y"a "" S „Y i>♦r �' S4'"#aa q�y. 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