HomeMy WebLinkAbout20020956.tiff Todd Hodges Design, LLC
SPRING MEADOWS
PUD CHANGE OF ZONE APPLICATION
Specific Guide
Prepared for:
Olson Bros LLC
P.O. Box 38
Berthoud, Colorado 80513
Prepared by:
Todd Hodges Design, LLC
2412 Denby Court
Fort Collins, Colorado 80526
Submitted:
December 21 ,2001 EXHIBIT
2412 Denby Court • Fort Collins, Colorado 80526 • (970) 207-0272
email: toddhodgesdesign4Iearthlink.net
2002-0956
n
Todd Hodges Design, LLC
Spring Meadows
PUD Change of Zone - Specific Guide
TABLE OF CONTENTS
I . Change of Zone Application Sheet
2. Authorization Letter
3. Specific Development Guide
4. Reduced preliminary landscape plan
5. FEMA Map
C. Soils Map
7. Letter from Southwest Production Corporation
8. Letter from Sinclair Pipeline Company
9. Letter from Weld County School District Re-5J
10. Letter from Little Thompson Water District
I I . Line Extension Agreement with Little Thompson Water District
12. Water Supply Information Summary
13. Deed
14. Affidavit of Surface Owners within 500 feet
15. Affidavit of Interest Owners Minerals and/or subsurface
I G. Letter from Church 4 Associates, Inc. concerning OWS Evaluation
17. Letter from Park Engineering concerning Preliminary Drainage Report
18. Preliminary Drainage Report (attached)
19. Traffic Report (attached)
15. Landscape Concept Plan (attached)
1G. Change of Zone plat (attached)
2412 Denby Court • Fort Collins, Colorado 80526 • (970) 207-0272 •fax (561) 828-8059
email: toddhodgesdesign(d?earthlink.net
PLANNED UNIT DEVELOPMENT CHANGE OF ZONE APPLICATION
PLANNING DEPARTMENT USE ONLY:
Case Number Application Fee:
Zoning District Receipt Number
Date Application Checked By:
Planner Assigned to Case
TO BE COMPLETED BY APPLICANT: (Print or type only except for required signatures).
I(we),the undersigned hereby request hearings before the Weld County Planning Commission and
the Board of County Commissioners concerning the proposed PUD rezoning of the following
described unincorporated area of Weld County.
LEGAL DESCRIPTION: Lot B RE-2746=located in the NE ''A 30-04-67
(If additional space is required,attach an additional sheet of this same size, or a copy of the deed)
PARCEL NUMBER: 1059 30 000008 (12 digit number-found on TAX I.D. or obtained at the
Assessor's Office)
NAME OF PROPOSED PUD SUBDIVISION SorintMeadows
EXISTING ZONING Agricultural PROPOSED ZONING PUD Estate/Agricultural/Open
Space
TOTAL ACREAGE 79.0 acres OVERLAY DISTRICTS none
PROPOSED DEVELOPMENT GUIDE SUBMITTAL(Specific or Conceptual)
Specific Development Guide
PROPERTY OWNERS OF AREA PROPOSED FOR PUD REZONING:
NAME Olson Bros LLC PHONE
ADDRESS PO Box 38 Berthoud,Colorado 80513
NAME PHONE
ADDRESS
APPLICANT OR AUTHORIZED AGENT(if different from above')
NAME TODD HODGES DESIGN, LLC
ADDRESS 2412 Denby Court Fort Collins. Colorado 80526
HOME TELEPHONE NA BUSINESS TELEPHONE (970)207-0272
'if agent is different from the property owner,please submit written documentation from the
property owner authorizing said agent to represent the owner.
OLSo 's 42 ac c_
121 dw � d0 ne�
Sign at : owner or Authorize�Agent
r
Specific Development Guide
Spring Meadows Planned Unit Development
The intent of Chapter 27 of the Weld County Code states in Section 27-1-10.A, "The
Planned Unit Development (PUD) is intended to allow an alternative method for property
owners and developers to apply flexibility in developing land. This flexibility is generally
not possible under the normal application of Chapters 23 or 24 of the Code."
The general concept of this proposal is to create a Planned Unit Development (PUD) consisting
of eight 1.1 to 1.7 acre PUD Estate lots, one 54.5 acre PUD Agricultural lot and 12.0 acres of
common open space. The intent of this application is to create a non-urban scale subdivision
composed of single-family residential lots coupled with the preservation of a large amount of
common open space. The area proposed as Lot 9 is the most agriculturally productive portion of
the property. The proposed land uses include single-family residential uses, passive and active
open space, recreational opportunities for the property owners and continued agricultural
production. The architectural style of the residential structures will be left to the discretion of the
individual lot owners with standard limitations to be specifically outlined in the homeowner's
association covenants. The structures within the PUD will include single-family dwellings and
accessory structures, all of which will adhere to the setback, offset and other applicable
requirements of Chapter 23 of the Weld County Code. This proposal is compatible with the
surrounding land-uses, architectural style, character and zoning of adjacent land uses. The
applicant wishes to establish a small, non-urban neighborhood consisting of residential and
agricultural uses that are consistent and compatible with the uses on surrounding properties.
Section 27-1-10.A.1. of the Weld County Code states, "Encourage innovations in residential,
commercial and industrial development so that the growing demands of the population may be
met by greater variety in type, design and layout of buildings and by the conservation and more
efficient use of open space in the development". This proposal addresses the growing demand for
this type of residential development as well as meeting several goals of Chapter 22 of the Weld
County Code. Such goals include A.Goal 1 and A.Policy 1.1 which sets the goal of preserving
agricultural lands through various methods of agricultural land preservation.
This application proposes to utilize the Specific Development Guide option as outlined in Section
27-6-20.A of the Weld County Code. The following information is intended to address the eight
major components of the PUI) Development as outlined in Section 27-6-30 of the aforementioned
code chapter.
27-6 10 Component One-Environmental Impacts:
27.6 10.B.1 —Noise and Vibration
27-6 10.B.2 -Smoke,Dust and Odors
27 6 10.B.3 —Heat,Light and Glare
27-6 40.B.4 —Visual/Aesthetic Impacts
27-6-40.8.5 —Electrical Interference
27-6 40.B.6 —Water Pollution
The proposed residential uses and continuation of existing agricultural operations should not pose
negative impacts to the above listed environmental concerns on this property or on adjacent
properties. In a referral response dated September 26, 2000, the Weld County Department of
Public Health and Environment indicated the initial impact plan included in the Sketch Plan
submittal, "...appears to adequately address all potential impacts as required by Section 4.2.5.14
TODD HODGES DESIGN,LLC I
of the PUD Ordinance [Chapter 27]." Additionally, appropriate measures to mitigate any
potential construction impacts will be utilized during all phases of construction.
27-6-40.8.7 —Waste Water Disposal
This proposal addresses the wastewater disposal on the site through the use of individual sewage
disposal (septic) systems. In accordance with the referral response from the Weld County
Department of Public Health and Environment, recommended leach field envelopes will be
delineated on the plat and language restricting building on the leach field envelopes will be
included in the homeowner's association covenants. The Health Department also indicated in its
referral response: "The application has satisfied the PUD Ordinance No. 197 Chapter 27 in regard
to water and sewer service." The applicant's representative has met with Pam Smith of the Weld
County Health Department to discuss the issue of leach field envelopes. Ms. Smith has indicated
that the Health Department is flexible in allowing the envelopes to be modified based on
individual lot layout and the specific septic system proposed. A letter from Edward Church
concerning a OWS Evaluation is included within the application submittal packet.
27-6-40.11.8 —Wetland Removal
This application does not propose the removal of any known wetlands.
27-6-40.8.9 —Erosion and Sedimentation
27-6-40.11.10 —Excavating,Filling and Grading
27-6-40.B.11 —Drilling,Ditching and Dredging
The design of the proposed PUD and the drainage plan requires minimal on-site grading. A
detention/irrigation pond will be constructed at the southern end of the site. All common open
space areas will be planted in drought tolerant grasses and should not be disturbed with
construction. Erosion will be kept to a minimum in accordance with the preliminary drainage
plan included in the application materials. Additionally, effective erosion and sediment control
measures will be utilized during all phases of construction.
27-6-40.8.12 -Air Pollution
27-6-40.8.13 —Solid Waste
27-6-40.8.14 —Wildlife Removal
27-6-40.8.15 —Natural Vegetation Removal
This proposal does not have a negative impact to the above listed environmental concerns. The
residential uses should not create negative impacts to air pollution or contribute to solid waste
concerns. As the site has historically been used for agricultural purposes and will continue to be
farmed within the 54.5 acre agricultural lot, no removal of wildlife is foreseen resulting from the
development of the eight residential lots. Landscape improvements associated with this proposal
will increase the amount of vegetative cover in the open space areas. These improvements will
provide additional cover for wildlife in the area.
27-6-40.8.16 —Radiation/Radioactive Material
To the applicant's knowledge,there are no radioactive materials located on this site.
27-6-40.8.17 —Drinking Water Source
Potable water for this proposal will be provided by the Little Thompson Water District. Section
27-6-50.B.9 of the Weld County Code requires "A description of the water source and system and
a statement from the representative of the provider of the water system which demonstrates that
the water supply quality and quantity is sufficient to meet the requirements of the USES within
the PUD Zone District." A "will-serve" letter and a line extension agreement from the Little
Thompson Water District has been included in the application materials. Additionally, the Weld
TODD HODGES DESIGN,LLC 2
es\ n
County Department of Public Health and Environment indicated in its Sketch Plan referral
response: "The application has satisfied PUT) Ordinance No. 197 [Chapter 27] in regard to water
and sewer service."
27-6-40.B.18 —Traffic Impacts
Due to the low-density, non-urban nature of this proposal, the impact of this development on
traffic in the area should be minimal. A traffic impact study as required by the Weld County
Public Works Department is included in the application materials. The applicant requests the
existing agricultural accesses be retained for continued agricultural production on the site. There
is an access proposed for the southwest corner of Lot 9 for agricultural access and potential future
residential access. The existing and proposed access points are shown on the plat. The adjacent
County roads providing access to the PUD are gravel. Gravel interior roads are proposed for the
PUD. The applicant would, however, be willing to provide paving of interior streets if the
County would accept the streets for maintenance.
27-6-50 Component Two—Service Provision Impacts:
27-6-50.B.1 —Schools
Weld County School District RE-5J requested, in a referral response dated September 1, 2000,
that the applicant voluntarily contribute a cash-in-lieu of land payment similar to the $750 fee
required by intergovernmental agreement with the Towns of Johnstown, Berthoud and Milliken.
This fee will be used to offset the impact of the proposed development on the District. The
School District has agreed that the cash-in-lieu fee be paid at the time of application for
individual building permits. A letter from the school district is included within the application
submittal packet.
27-6-50.8.2 —Law Enforcement
27-6-50.8.3 —Fire Protection
27-6-50.B.4 —Ambulance
Service providers for this development include the Weld County School District RE-5J, Weld
County Sheriff's Office, and the Johnstown Fire Protection District. This proposal should have a
minimal impact to the above service providers. The review of this proposal by the public service
providers will ensure that any applicable impacts are mitigated. The applicant's representative
met with a representative of the Fire Protection District to discuss options for the hydrant
locations and access to the properties.
27-6-50.8.5 —Transportation
27-6-50.8.6 —Traffic Impact Analysis
The internal roadways of this development are gravel. This is proposed due to the non urban
nature of this proposal coupled with the fad that all adjacent roads to this property are gravel.
The internal roadways shall be constructed to County Standards. The Weld County Department
of Public Works recommended approval of this proposal at the Sketch Plan phase, as outlined in a
referral response dated September 11, 2000.
One of the conditions of approval outlined in the Weld County Public Works Department referral
response dated September 11, 2000, is that the curves on Weld County Road 42 shall be flattened
to accommodate a 55-mile per hour speed limit. Unfortunately, such road improvements would
remove a major portion of the site's best farm ground from production and render the existing
farming operation infeasible. Additionally, such road improvements are not warranted based
upon the impact of eight estate residential lots.
27-6-50.B.7 —Storm Drainage
TODD HODGES DESIGN,LLC 3
n
The storm drainage for the PUD has been addressed in the preliminary drainage plan, which is
included as part of the submitted application materials (see attached plan).
27-6-5O.B.8 —Utility Provisions
27-6-50.8.6 —Water Provisions
All utilities are available to serve this proposal. As previously stated, a "will-serve" letter from
the Little Thompson Water District is included within the application materials. Additionally,the
Weld County Department of Public Health and Environment indicated in its referral response:
"The application has satisfied PUD Ordinance No. 197 [Chapter 27] in regard to water and sewer
service."
27-6-50.B.10 —Sewage Disposal Provisions
The individual lots will utilize individual sewage disposal (septic) systems for sewage disposal.
All of the lot sizes meet the requirements of the Weld County Health Department. A septic
permit will be applied for with each individual residential building permit. In accordance with the
referral response from the Weld County Department of Public Health and Environment,
recommended leach field envelopes will be delineated on the plat and language restricting
building on the leach field envelopes will be included in the homeowners association covenants.
As stated above, the Health Department has indicated that there is flexibility in modifying the
envelopes based on individual lot layout and design. The Health Department indicated in its
referral response that "The application has satisfied PUD Ordinance No. 197 [Chapter 27] in
regard to water and sewer service." Included in the packet is a letter from Edward Church
concerning the OWS Evaluation.
27-6-60 Component Three—Landscaping Elements:
27-6-60.11.1 —Landscape Plan
27-6-60.11.2 —Treatment,Buffering and/or Screening
Included in the application materials is a preliminary landscape plan that shows the existing and
proposed landscape elements within this proposal. A formal landscape plan will be submitted
with the Final Plan application. Landscaping within the development will be focused primarily
around the entry points to the development. Open space areas will be planted with drought
tolerant grass species. The proposed landscaping will be native and/or drought tolerant species,
which will be maintained as necessary.
27-6-60.8.7 —Maintenance Schedule for Landscaping Elements
27-6-60.B.6 —On-site Improvements Agreement
27-6-60.8.5 —Evidence of Water
The homeowner's association will conduct the maintenance for all landscape improvements in the
common open space areas. All plant material will be maintained in a healthy state. Any dead or
dying plant material will be replaced at the earliest planting time possible. All plant species
selected will be drought tolerant and should require minimal water usage. If needed, plant
materials will be irrigated by either an installed watering system or by truck. The site will not be
using potable water to maintain the landscape in the open space areas. Landscape species have
also been selected to adapt to the soil conditions of the site. An on-site improvements agreement
with all proposed landscaping elements will be included with the Final Plan application.
27-6-70 Component Four—Site Design:
27-6-70.B.1 —Unique Features
TODD HODGES DESIGN,LLC 4
An underground irrigation ditch is located in the northwest corner of the subject site. This
irrigation ditch has been incorporated into the design of the proposal and into the agricultural lot
to allow for continued agricultural use on site with minimal impacts. The site design is based on
a potential pivot sprinkler system, which creates a unique land constraint. The proposal is
designed to accommodate this farming practice and will not conflict with the agricultural
activities occurring on the site. No other unique natural features exist on this site.
27-6-70.B.2 —Rezoning Consistent with Comprehensive Plan
The Weld County Comprehensive Plan directs the County to provide a process to subdivide
agriculturally zoned property. This proposal supports A.Goal4 by proposing a low-density, non-
urban scale subdivision that will have minimal impact on the service providers of the area. The
proposed configuration of the lots, open space and agricultural lot are consistent with the existing
and surrounding land uses by adhering to the principle of A.Policy 4.1.8. The design of the
proposal provides for eight 1.1 to 1.7 acre estate lots with associated open space areas and one
large 54.5 acre agricultural lot. This proposal allows for efficient and orderly development of the
area and the protection of passive open space for the existing and future citizens of Weld County.
Section 27-2-60 supports the use of passive open space through the definition of Common Open
Space by stating, "Common open space shall be designed to be useful to the occupants and/or
residents of the PUD Zone District for recreational and scenic purposes. Furthermore, Section
27-6-174 defines a Scenic Area as, "A scenic area is an open area with natural features that are
visually significant or geologically or botanically unique." As Weld County communities
continue to experience a rapid population increase, preserving vistas to the Front Range
Mountains is becoming an important goal. This goal is achieved through the allocation of the
large agricultural lot and common open space.
This proposal preserves a large portion of the site (69.3%) in a large agricultural lot that will
remain in agricultural production. The proposal will allow for the installation of a pivot sprinkler,
thus enhancing the continued agricultural productivity of the site. In accordance with Section 22-
2-60.A.1, A.Goal 1, the proposed configuration has been designed to preserve the prime
agricultural soils and production area through a 54.5 acre agricultural lot. The configuration of
the development provides for an efficient use of the land by allowing the continued farming
practices with little impact on the proposed estate lots. As depicted in the application materials,
the subject parcel has an odd shape that has made the site difficult to farm. The proposed future
pivot sprinkler system will make the fanning practices more efficient. Alternative building
envelopes have been placed on the agricultural lot (Lot 9) to ensure continued protection of the
productive area. Rather than take "prime" farmland out of production, the proposal strives to
preserve the prime soils and production areas existing on site.
Included within the submittal packet are two letters from existing operators of oil and gas
facilities on-site. This proposal takes into account the existing and future operations of oil and
gas facilities on this site. Existing facilities and a future designated drill site is delineated on the
plat.
It is the intent of the property owners to comply with, and enhance goals and policies outlined in
Chapters 22, 23, 24,and 27 of the Weld County Code.
27-6-70.B.3 —Compatibility of uses allowed within the PUD Zone District
27-6-70.B.4 —Compatibility with Surrounding Land Uses
The proposed design of the eight estate lots, one agricultural lot and open space takes into
consideration the existing uses of the surrounding properties, as well as the site advantages. The
site is designed to provide for a non-urban scale development with both passive and active
TODD HODGES DESIGN,LLC 5
common open space areas while preserving the agricultural viability of the site. The proposal is
consistent with the general development practices and overall development trends in the area.
Careful consideration has been given to adequately buffer the existing agricultural, proposed
residential, and existing railroad land uses. Compatibility will be further addressed by
referencing Weld County's "Right to Fann" statement found in Appendix 22-E of the Weld
County Code on the plat.
27-6-70.03 —Overlay Districts
This proposal is not located within any of the overlay districts, as identified by maps officially
adopted by Weld County. Please refer to the F.E.M.A. map included in this packet.
27-6-80 - Component Five—Common Open Space:
This proposal is consistent with, and will maintain compliance with, Sections 27-6-80.B.1
through 27-6-80.B.6 of the Weld County Code.
27-6-80.0.7 —15% Common Open Space Minimum
Section 27-6-80.B.7 requires 15% common open space for all PUD's containing a residential
element. This PUD application proposes 12.0 acres of common open space contiguous to the
eight estate residential lots, or 15.2% of the total acreage of the PUD. The proposed 54.5 acre
agricultural lot is a scenic area, as defined in Section 27-6-174. This privately owned and
maintained area will contribute to the sense of open space within the development. The
combined area of the agricultural lot and the common open space lot contain approximately 66.5
acres of open space or 84.5% of the total site area. Therefore, this proposal exceeds the
requirements of Section 27-6-80.8.7 and 22-2-190.D.2.b, PUD.Policy 4.2.
27-6-80.B.6 —Ownership of Common Open Space
27-6-80.B.6.a —Construction of Open Space
27-6-80.11.6.h —On-Site Improvements Agreement
The common, usable open space will be owned and maintained by the homeowners association in
perpetuity. The construction of the open space amenities is minimal and is mainly vegetation.
An on-site improvements agreement will be submitted with the Final Plan application.
27-6-90 -Component Six—Signage:
This proposal shall comply with the sign standards, as set forth in Sections 6.3.6.3 and 6.3.6.4 of
the Weld County Planned Unit Development Ordinance #197. No monument signs are proposed
at this time. It is understood that monument signs require a building permit and if a sign is
proposed in the future will be subject to zoning and building permit requirements.
27-6-100 -Component Seven—M.U.D.Impact:
This proposal is not located within the M.U.D. Boundary, as delineated in Chapter 27 of the Weld
County Code. There is no M.U.D. impact.
27-6-110 -Component Eight—Intergovernmental Agreement Impacts:
This proposal is not located within any approved intergovenunental agreement boundaries, as
delineated in Chapter 19 of the Weld County Code.
TODD HODGES DESIGN,LLC 6
Olson Bros LLC
do: Gary Olson, Operating Manager
PO Box 38
Berthoud,Colorado 80513
To Whom It May Concern:
Please be advised that I, Gary Olson hereby authorize Mr. Todd Hodges of Todd Hodges
Design, LLC, to represent me in my endeavor to subdivide Lot B of RE-2746, located in
the NE 1/4 30-04-67 west of the 6th P.M., Weld County, Colorado.
Olson B os LLC r`
Gary O on, Operating Manager
CHURCH & Associates Inc.
ENGINEERS &GEOLOGISTS
October 15, 2001
Olson Bros LLC
P.O. Box 38
Berthoud, Colorado 80513
Subject: Onsite Wastewater System (OWS)Evaluation
Proposed Spring Meadow P.U.D.
Weld County, Colorado
Job No. 13822-L
Gary G. Olson,
As requested, we have reviewed the preliminary plat revised on September 26, 2001. The purpose of the
review was to evaluate new locations for the septic system areas for the proposed lots. We made
comments in a letter dated August 15, 2001 regarding a previously revised plat.
The preliminary plat presents"septic areas" on the 8 residential lots. The "septic areas" on Lots 1, 2 and
3 were 12,000 square feet, where slow percolation rates are anticipated based on a report by Terracon,
Project No. 21005065, dated June 5, 2000. The"septic areas" on Lots 4 through 8 were 6000 square feet,
where better percolation rates are anticipated. The "septic areas" were located at least 100 feet from
irrigation canals and at least 10 feet from property lines.
Based on this information, adequate areas exist on the lots for onsite wastewater systems and secondary
locations. The locations of proposed structures on each lot have not been determined. We recommend that
the "septic areas" depicted on the plat be movable, providing the same square footage and setbacks, to
provide flexibility in placing the residences. There is no guarantee that site-specific percolation rates will
be the same or similar as presented in the report by Terracon. "Septic areas" may need to be adjusted
pending the outcome of site-specific percolation tests.
If there are questions or if we may be of further service, please call.
Sincerely,
CHURCH and Associates, c 'i':g,a Q.r';•;4,3
frO
).
13112 1r;
Edward O. Church, P.E. 6''•,70-�5-�,,r
SaiAlE �
EOC/twf
2 copies sent, 1 copy to Todd Hodges
DENVER 4501 Wadsworth Boulevard Wheat Ridge,CO 80033 CASTLE ROCK 303 660 4358
303.463.9317 Fax:303.463.9321 EVERGREEN 303 816 1455
LOVELAND 970 663 2124
WESTERN SLOPE 970 948 5803
11PARK ENGINEERING
, CONSULTANTS
October 5, 2001
Olson Bros LLC
P.O. Box 38
Berthoud, Colorado 80513
RE: Preliminary Drainage Report
(Spring Meadows P.U.D. #S-546)
Dear Mr. Olson:
Upon reviewing your revised layout of the above referenced Project, that changed the
access drive for Lots 1, 2 and 3 from the north side of the Lots to the south side of the
Lots, we have the following comments.
The proposed change does not affect the results of the above referenced Drainage Report.
Upon review, the only item that is affected is how the storm water will be conveyed
along the south line. Instead of a drainage swale, the roadside ditch will function as the
conveyance facility.
We therefore submit that the original Drainage Report fully represents the appropriate
analysis for your revised plan. No changes to the report are necessary.
Respe Su 'tted,
Donald W. Park, P.E.
Project Manager
420 21st Ave. Suite 101 • Longmont, CO 80501 • (303) 651-6626 • FAX (303) 651-0331
E-mail dpark98@aol.com
n n
Report Date: 12/19/2001 11:14AM WELD COUNTY TREASURER Page: 1
STATEMENT OF TAXES DUE
SCHEDULE NO: R8861400
ASSESSED TO:
OLSON BROS LLC
PO BOX 38
BERTHOUD, CO 80513
LEGAL DESCRIPTION:
PT NE4 30-4-67 LOT B REC EXEMPT RE-2746 (3.34R) SITUS: 6500 42 CR WELD 0
PARCEL: 105930000008 SITUS ADD: 6500 42 CR WELD
TAX YEAR CHARGE TAX AMOUNT INTEREST FEES PAID TOTAL DUE
2000 TAX 992.94 0.00 0.00 992.94 0.00
TOTAL TAXES 0.00
GRAND TOTAL DUE GOOD THROUGH 12/19/2001 0.00
ORIGINAL TAX BILLING FOR 2000 TAX DISTRICT 0515-
Authority Mill Levy Amount Values Actual Assessed
WELD COUNTY 22.038 264.46 AGRICULTURAL L 41,390 12,000
SCHOOL DIST RE5J 42.948 515.37
NCW WATER 1.000 12.00 TOTAL 41,390 12,000
SVW WATER 0.303 3.64
LTW WATER 0.000 0.00
JOHNSTOWN FIRE 6.856 82.27
AIMS JUNIOR COL 6.351 76.21
WELD LIBRARY 3.249 38.99
82.745 992.94 - TAXES FOR 2000
ALL TAX LIEN SALE AMOUNTS ARE SUBJECT TO CHANGE DUE TO ENDORSEMENT OF CURRENT TAXES BY THE LIENHOLDER
OR TO ADVERTISING AND DISTRAINT WARRANT FEES. CHANGES MAY OCCUR AND THE TREASURER'S OFFICE WILL NEED TO BE
CONTACTED PRIOR TO REMITTANCE AFTER THE FOLLOWING DATES: PERSONAL PROPERTY AND MOBILE HOMES-AUGUST 1,
REAL PROPERTY-AUGUST 1. TAX LIEN SALE REDEMPTION AMOUNTS MUST BE PAID BY CASH OR CASHIERS CHECK.
P.O. Box 458
Greeley,CO 80632
(970)353-3845 ext. 3290
\Sifleigir/D
March 27, 2001
Weld County Department of Planning Services
Dear Sir:
Sinclair has no objections to the development as represented in the plan"Spring Meadows
P.U.D. #S-546"presented by Olson Bros. LLC, provided the construction does not
interfere with our Easement rights or compromise the integrity of our pipeline.
Sinclair would like to be kept current on the proposed development as it progresses so
that we can provide ongoing input with regard to the safety and integrity of our pipeline If
you have any questions regarding this letter please feel free to call me any time at: 307-
328-3578
Thank You,
Joh4rown
Operations Supervisor
CC: D. K. Neuwerth, District Manager
R D. Danielson, Area Operator
Sinclair Pipeline Co.
POST OFFICE BOX 185.SINCLAIR,WYOMING 82334 307/324-2636 FAX 307/328.3571
OLSON BROS LLC
A Colorado Limited Liability Company
1208 Wagon Wheel Court—P.O. Box 38
Berthoud Colorado 80513
(970) 532-2948
August 29, 2001
Dr. Jack E. Pendar, Superintendent
Weld County School District No. Re—5J
3 North Jay St
Johnstown CO 80534
Dear Dr. Pendar
The Weld County Department of Planning Services is in review of the Olson Bros LLC
application for the Spring Meadows P.U.D. # S-546. This proposed nine-lot P.U.D. is
located in the NE 1/4 of Section 30, T4N, R67West, near WCR 15 & WCR 42.
We are expecting that a condition of approval for the P.U.D. will be:
" The applicant shall address the requirements of Weld County School
District No. Re—SJ Evidence of such shall be submitted in writing to the
Weld County Department of Planning Services. "
We understand that new residential building within the school district creates an impact
on the district's facilities. Olson Bros LLC agrees that a $750.00 "cash in lieu" fee will be
paid directly to the school district at the time of issuance of a building permit for any new
residence on the new lots created by P.U.D. # S-546.
May I ask you to sign a copy of this letter on the indicated line at the bottom of the page
and return a copy to us at your early convenience as evidence of your acceptance of our
agreement.
Thank you for your help.
Sincerel
Gary G. O son
Operatin Manager
Agreement accepted on behalf of Weld County School District No. Re—SJ by
-- Date 9//c/
ck E. Pendar, Superintendent /
PRELIMINARY DRAINAGE REPORT
SPRING MEADOWS P.U.D.#S-546
WELD COUNTY,COLORADO
Prepared for:
Olson Bros LLC
P.O. Box 38
Berthoud, Colorado 80513
(970)532-2948
Prepared By:
PARK ENGINEERING CONSULTANTS
420 21st Avenue
Suite 101
Longmont, Colorado 80501
(303)651-6626
March 5, 2001
PEC Project# 279-3
EXHIBIT
"I hereby certify that this report(plan)for the drainage design of the Spring Meadows P.U.D. #S-
546 was prepared by me(or under my direct supervision)in accordance with the provision of the
Weld County drainage criteria for the owners thereof." 'EG/STF
: NUM: •
27 tae ,
1.4_. 11, • 'gym'.
enneth N. Wield S\r NAI E�
Registered Professional Eng .-
State of Colorado No. 32527
(Seal)
I. INTRODUCTION
In general,the proposed improvements for the Spring Meadows P.U.D. #S-546 include grading,
roadways, drainage facilities, and utility infrastructure for 8 new low-density single-family homes.
This analysis includes a preliminary site drainage plan and report outlining the overall drainage
strategy for the entire site. This includes the design of detention areas to limit the 100-year
stormwater runoff from the proposed new development areas to be less than the historic 5-year
runoff rate. The location of proposed swales to safely direct onsite flows and offsite pass-thru
flows are shown on the drainage plan. Supporting calculations and design criteria are contained in
the appendix of this report.
The drainage design concepts of this project are intended to be in conformance with the Weld
County storm drainage requirements as described in the Weld County Subdivision Regulations.
In addition to the Weld County Subdivision Regulations, the drainage criteria used for this project
was the Urban Drainage and Flood Control District's Storm Drainage Criteria Manual. The
Intensity-Duration-Frequency curves used for the rational method and the FAA detention method
are those published by the Weld County Tri-Area Sanitation District.
H. GENERAL LOCATION AND DESCRIPTION
The Spring Meadows P.U.D. #S-546 is located in Lot B of Recorded Exemption RE-2746, Weld
County, Colorado, in the Northeast Quarter of Section 30, Township 4 North, Range 67 West of
the 6th Principal Meridian. It is generally bounded by Weld County Road 15 on the east side,
Weld County Road 42 on the north and west sides, and the Great Western RR on the south side.
The P.U.D. of approximately 82 acres will consist of eight 1-to 1.5-acre estate lots, approximately
17.5 acres of accompanying open space, and one approximately 53-acre agricultural lot. The
agricultural lot will remain in agricultural production and is planned to be irrigated with a center-
pivot sprinkler in a half-circle configuration. The open space parcel will contain irrigation and
detention ponds.
III. TOPOGRAPHY
The project site slopes generally to the southeast at a slope of approximately 1 to 1.5%. The entire
site is mostly irrigated cropland or pastureland
There are no irrigation ditches or laterals passing through the site, although there are laterals
_ bordering the site.
In the eastern half of the site,there is a small unnamed flowing brook along the south side of the
site, bordering the north side of the RR embankment. This brook flows eastward to WCR 15, and
then crosses under WCR 15 via a 24"CMP culvert. From this point, the drainageway winds
northeast and eventually to the Little Thompson River.
The properties surrounding the site are all used for agriculture, with one house on Lot A of RE-
2746 to the northeast, one house on the property to the east, and one house on the property to the
south.
IV. EXISTING DRAINAGE CONDITIONS
In general,the runoff from the site presently sheet flows southward and eastward across the site
and into the unnamed brook along the north side of the RR tracks. Some flows historically enter
into the borrow ditch along the west side of WCR 15 before traveling south into the 24"CMP
culvert just north of the RR tracks.
Up to approximately 800 acres of offsite area to the west and south of the property may contribute
flows into the site. The majority of runoff from this offsite area enters into the unnamed tributary
on the north side of the RR embankment before entering the site. These offsite up-basin flows will
be analyzed more completely in the final drainage report.
V. DRAINAGE FACILITY DESIGN
In the following paragraphs will be discussed the proposed drainage concepts for the developed
conditions of the P.U.D. Please also refer to the Preliminary Drainage Plan drawing included with
this report. Supporting calculations and design criteria are contained in the appendix of this report.
All aspects of the proposed drainage design will be in accordance with the provisions of the Weld
County storm drainage improvements criteria.
GENERAL DRAINAGE DESIGN CONCEPT:
Runoff from the 53 acres of cropland to be irrigated with the planned center-pivot sprinkler will
flow through the cultivated area in the historic direction to the southeast. Swales bordering the
planted semi-circle will convey the runoff around the proposed new home lots. Runoff from the
western half of the planted semi-circle will be conveyed to Pond A, through which this runoff will
be passed through to the existing unnamed drainageway on the north side of the RR embankment,
and then to the existing 24" culvert under WCR 15. Runoff from the eastern half of the cultivated
semi-circle will be intercepted and then conveyed by swale directly into the WCR 15 borrow ditch
and then to the 24" culvert under WCR 15 as it has historically. For the purposes of drainage
analysis, since this land is remaining in agricultural use, it is assumed that runoff from this
cultivated area will remain as it has historically.
It is assumed that the drainage pattern of Lot A of RE-2746 will remain unchanged from its
historic condition.
Subbasin Al consists of the area of the proposed home Lots 1, 2, and 3, as well as the cul de sac
entrance to these lots. Runoff from this subbasin will be intercepted and conveyed by a proposed
swale to Pond Al, where the runoff will be detained and released into the existing unnamed
drainageway. Pond Al will also function as an irrigation storage pond, with irrigation storage
consisting of approximately 3.0 acre-feet of volume below the pond outlet, and approximately 0.5
acre-feet of detention storage volume on top of the irrigation storage volume.
Subbasin B1 consists of Lots 4 through 8, as well as the cul de sac entrance to these lots. Runoff
from this subbasin will be intercepted and conveyed by a proposed swale to Detention Area B1,
from which the flows will be detained and then released into the 24"culvert under WCR 15.
Detention Area B1 is intended to be a dry-bottomed detention area, which can also be used for
pasture or open space area.
The two detention areas will serve to limit the 100-year runoff from the new development area of
Lots I —8 to the 5-year historic rate. The historic runoff rates from the combined areas of Lots 1
through 8 during the 100-year and 5-year storms are approximately 18.1 cfs and 2.9 cfs,
respectively. The proposed release from the two detention areas after development of Lots I - 8
(not including offsite, agricultural or open-space area pass-through flows)is 2.9 cfs during the
100-year storm.
Offsite flows from the west and south will be passed through the site in the location of the existing
unnamed drainageway along the north side of the RR embankment. These offsite flows will be
analyzed in detail for the final drainage report.
Because the 24" culvert under WCR 15 will most likely not accommodate significant offsite flows
from the west and southwest, weir flow over WCR 15 is anticipated during large storms. Based
upon rough preliminary calculations, the minimum lowest opening elevation(MLOE)of the
proposed homes should be at least two feet higher than the existing low point of WCR 15. These
MLOE's will be specified more accurately in the final drainage report when the offsite upstream
basin is analyzed in more detail. Although the final design for this P.U.D. will conservatively
specify a safe elevation for the proposed homes of Lots 1 —8, it is important to note that if County
Road 15 is ever regraded and the elevation of it significantly increased, the culvert below the road
will need to be increased in order to prevent the future roadway from becoming a dam which could
cause inundation of the homes.
VI. CONCLUSIONS
The drainage concepts for this project are consistent with current policies and practices for storm
drainage management and are in accord with Weld County storm drainage criteria. Because of the
construction of interception swales and detention facilities, the runoff release rate from the
developed area of the proposed home sites during the 100-year storm event will be significantly
lower than the historic rate. Offsite and onsite flows will be safely conveyed through the site in the
historical directions.
APPENDIX
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FAAPondA.xls
DETENTION POND VOLUME REQUIREMENT
FOR 100-YEAR STORM - - "POND A"
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SPRING MEADOWS P.U.D.#S-546
FAA DETENTION METHOD
- RAINFALL INTENSITIES BASED UPON
WELD COUNTY TRI-AREA SANITATION DISTRICT TIME-INTENSITY-FREQUENCY CURVES
A= 4.48 ACRES
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C = 0.60
CA= 2.69
-- RELEASE RATE = 0.9 CFS
(=total release of Basins Al+B1-Pond B release = 2.9 -2.1 = 0.9 cfs)
—
DEVELOPED DEVELOPED
TIME 100-YR 100-YR 100-YR DETENTION
MIN. SEC. INTENSITY CA INFLOW OUTFLOW VOLUME
- 5 300 9.30 2.688 7500 270 7230
10 600 7.30 2.688 11773 540 11233
15 900 6.10 2.688 14757 810 13947
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20 1200 5.30 2.688 17096 1080 16016
25 1500 4.80 2.688 19354 1350 18004
30 1800 4.30 2.688 20805 1620 19185
35 2100 3.90 2.688 22015 1890 20125
- 40 2400 3.60 2.688 23224 2160 21064
45 2700 3.35 2.688 24313 2430 21883
50 3000 3.10 2.688 24998 2700 22298
55 3300 2.90 2.688 25724 2970 22754
60 3600 2.70 2.688 26127 3240 22887
65 3900 2.55 2.688 26732 3510 23222
70 4200 2.40 2.688 27095 3780 23315
- 75 4500 2.25 2.688 27216 4050 23166
80 4800 2.15 2.688 27740 4320 23420
85 5100 2.05 2.688 28103 4590 23513
- 90 5400 1.95 2.688 28305 4860 23445
95 5700 1.85 2.688 28345 5130 23215
100 6000 1.75 2.688 28224 5400 22824
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DETENTION POND VOLUME REQUIREMENT
FOR 100-YEAR STORM - - "POND B"
SPRING MEADOWS P.U.D. #S-546
FAA DETENTION METHOD
- RAINFALL INTENSITIES BASED UPON
WELD COUNTY TRI-AREA SANITATION DISTRICT TIME-INTENSITY-FREQUENCY CURVES
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(= 5-year historic rate from Basin B1)
DEVELOPED DEVELOPED
—
TIME 100-YR 100-YR 100-YR DETENTION
MIN. SEC. INTENSITY CA INFLOW OUTFLOW VOLUME
- 5 300 9.30 4.554 12706 630 12076
10 600 7.30 4.554 19947 1260 18687
15 900 6.10 4.554 25001 1890 23111
20 1200 5.30 4.554 28963 2520 26443
-
25 1500 4.80 4.554 32789 3150 29639
30 1800 4.30 4.554 35248 3780 31468
35 2100 3.90 4.554 37297 4410 32887
- 40 2400 3.60 4.554 39347 5040 34307
45 2700 3.35 4.554 41191 5670 35521
50 3000 3.10 4.554 42352 6300 36052
55 3300 2.90 4.554 43582 6930 36652
60 3600 2.70 4.554 44265 7560 36705
65 3900 2.55 4.554 45290 8190 37100
70 4200 2.40 4.554 45904 8820 37084
- 75 4500 2.25 4.554 46109 9450 36659
80 4800 2.15 4.554 46997 10080 36917
85 5100 2.05 4.554 47612 10710 36902
90 5400 1.95 4.554 47954 11340 36614
-
95 5700 1.85 4.554 48022 11970 36052
100 6000 1.75 4.554 47817 12600 35217
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LOG OF BORING No. 2 `
CLIENT Page 1 of I
ARCHITECT/ENGINEER
Olson Brotheres LLC Todd Hodgeses
SITE Weld County Roads 15 and 42 I PROJECT Design
Johnstown, Colorado Proposed 9-Lot PUT)
C j i a
I SAMPLES I TESTS
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DESCRIPTION } ! c z ?Sr_
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Very soft to medium
2 ST; [2' 27 95 93O
3 SS , t2., 1 32_
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WEATHERED SANDSTONE
Tan to gray, moist, poorly cemented
I � i
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L BOTTOM OF BORING
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HE STRATIFICATION LINES REPRESENT THE APPROXIMATE BOUNDARY LINES
ETWEEN SOIL AND ROCK TYPES: IN-SITU.THE TRANSITION MAY BE GRADUAL.
WATER LEVEL OBSERVATIONS
le n, BORING STARTED 4-17-00
/L 6.2 W D 6.2 AM. BORING COMPLETED
+L �erracon4-17-00
RIG CNIE-55 I FOREMAN DBC
}IL Water Checked 1 Day A.B. APPROVED
DiVIL I108# 21005065 i
-
LOG OF BORING No. 4
CLIENT Page I of 1
ARCHITECT/ENGINEER -'- -----
Olson Brotheres LLC i Todd Hodges Design
- SITE Weld County Roads 15 and 42li
PROJECT --- --- - — -
Johnstown. Colorado Proposed 9-Lot PUD
C : . SAMPLES TESTS --
C ' C
U DESCRIPTION L" ! } - c •I L z 'Zr:
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LEAN CLAY WITH SAND
— Tan, moist to wet _
Very soft to medium
— . '_ ST 12": 25 97 , 1735
3 SS 12' 2 28
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5 SS 12" 3 25 ,
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WEATHERED SANDSTONE i 6 SS L' 5 22
_. •" 15.0 Tan to gray. moist, poorly cemented —
BOTTOM OF BORING I�
J
THE STRATIFCATION LINES REPRESENT THE APPROXLVATE BOUNDARY LINES
j
BETWEEN SOIL AND ROCK TYPES: IN-SITU.THE TRANSITION MAY BE GRADUAL.
WATER LEVEL OBSERVATIONS BORING STARTED
4-17-00
WL 6,8' W.D.:X 6.7' A.B. BORING COMPLETED
err acon 4-17-00
J W L � RIG CIE-55 FOREMAN DBC
w L Water Checked 1 Day A.B. APPROVED DML ,108 ' 21005065
LOG OF BORING No. 3
CLIENT Page 1 of !
ARCHITECUENGINEER
Olson Brotheres LLC Todd Hodges Design
— SITE Weld County Roads 15 and 42 PROJECT Johnstown, Colorado Proposed 9-Lot PUD
a SAMPLES TESTS
I
— • c ;
DESCRIPTION'
c- f z !?= -
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_ LEAN CLAY WITH SAND
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Very sort to medium
2 ST 1'_" 27 94 1190 0
3 SS 12" 3 27
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4 ST 1'" 27 75 360
5 SS 12" 2 2;
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6 '. SS 12.., 3 24
15.0
BOTTOM OF BORING
THE STRATIFICATION LINES REPRESENT THE APPROXIMATE BOUNDARY LINES
JBETWEEN SOIL AND ROCK TYPES. (N-SITU. THE TRANSITION MAY BE GRADUAL.
WATER LEVEL OBSERVATIONS BORING STARTED
417-00
WL = 7.g' W-D..t 6.8' A.B. BORING COMPLETED
erracon1700
tV L RIG
C�[E-55 FOREMAN DBC
wL Water Checked 1 Day A.B. APPROVED
DML JOE 21005065
t
LOG OF BORING No. 1
- CLIENT Page 1 of I
I ARCHITECT/ENGINEER ---
Olson Brotheres LLC ! Todd Hodges Design
SITE Weld County Roads IS and 42 I PROJECT
Johnstown, Colorado Proposed 9-Lot PUD
—. SA\IPLES -- - TESTS ------
C
DESCRIPTION ` — — z—
f
0.5 TOPSOIL 6" —
CL, I SS IS" 4 IS
LEAN CLAY WITH SAND
Tan, moist to wet
• Vcv sod to medium
ST 1'" 30 94 935
3 SS 1?.. 2 2S
—
•
? 4 ST I2 N to:
.. 3 J - _
WEATHERED SANDSTONE — 5 SS [2 LS a
Tan to _ray. moist, pooriy cemented
10—
.
t?.0 —
SANDSTONE -
Tan to _gray, moist, well cemented -
6 SS 6 50/.5 [9
_ = 15.0
BOTTOM OF BORING 15—
THE STRATIFICATION LINES REPRESENT THE APPRO.CC4.ATE BOUNDARY LINES
BET'AEEN SOIL.AND ROCK TYPES. IN-SITU.THE TRANSITION MAY BE GRADUAL
WATER LEVEL OBSERVATIONS
_ BORING STARTED 4-17-00
,•VL 7.6' w.D•!T. 7.3' A.B. BORING COMPLETED
tbL ` rracon RIG 4-17-00
C�(E-__ .FOREMAN DBC
—•
L Water Checked 1 Day A.B. APPROVED DML ,JOB., 21005065 0
,�
MEMORANDUM
LO
op co TO: Gary Olson/Roger Olson, Olson Bros. LLC ' Op REC,�
• lO Todd Hodges, Todd Hodges Design ::•OPF:•'wJ' `r •,
o a; Diane Houghtaling, Weld County Public Wor 'Ov,�,`t� O•cc 9.O:.
¢ ( 1 O."Q" S,O i
OJ o FROM: Matt Delich j 152'' a
U a' 'fly,, l+
• a DATE; July 2, 2001 '� • `�t11
o IL
a SUBJECT: Spring Meadows PUD - Traffic impact study '•..S�0NAL
w (File: 0124ME01)
O
J
•w o Spring Meadows PUD is a nine lot planned unit development
? N proposed in Section 30-4-67 in Weld County. Figure 1 shows the
a rn
p CD location of Spring Meadows PUD. As indicated on Figure 2, five lots
z T will access WCR15 south of WCR42, one lot will access WCR42 west of
w so
a WCR15, and three lots will access WCR42 east of WCR13. WCR15 and
I rn WCR42 are gravel roads. WCR13 is a paved road. Diane Houghtaling,
z z Weld County Public Works Department, has indicated that the traffic
w
d i impact study for Spring Meadows PUD should determine whether the
N O_ future traffic will exceed the 200 vehicle per day (vpd) volume
n threshold. A volume greater than 200 vph on a gravel road will
N require mitigation to provide dust suppression. Typically, the
mitigation takes the form of paving the subject road. The
determination of the future traffic volume must consider current
counts, site generated traffic, and traffic generated from recorded
exemptions in the area. Recorded exemptions are land divisions that
have been approved by Weld County. These land divisions may be
occupied by a dwelling unit at some time in the future. No further
approvals are required for recorded exemptions, therefore, it must
be assumed that a dwelling unit can and will be constructed.
Daily traffic counts were obtained on March and May, 2001, at
the locations shown on Figure 3. At the time these counts were
W obtained, there was considerable oil/gas activity in the area. Since
this oil/gas traffic was considered to be abnormal, manual counts
Cl. O 2 were obtained during portions of the day to determine how much impact
¢ the oil/gas activity had on the counted traffic. It was determined,
Z I
through the manual counting procedure, that a significant amount of
Vz the traffic was related to oil/gas activity on all legs of the
Z WCR42/WCR15 intersection. Figure 3 shows the daily traffic counts
J z with the counted traffic adjusted to reflect normal daily traffic
W O conditions. This is considered to be the base condition, prior to
o < adding traffic for the subject site generated traffic and traffic
rat that might occur due to recorded exemptions. Given the nature of
• O o WCR15 and WCR42, it is expected that traffic growth would not occur
i due to general traffic growth.
3 H The Spring Meadows PUD will generate approximately 86 daily
W oti trip ends. The trip distribution for the site generated traffic is
I a shown on Figure 4. The trip distribution was determined by
LL estimating the locations of employment activity in the North Front
¢ Range. Employment is the primary attraction for trips produced at
Q I— a residential land use. A "most likely" route to that employment
2 activity was determined based upon travel time and in consideration
of the road system in the area. Figure 5 shows the assignment of the site
generated traffic on the key unpaved public roads in the immediate area of
the Spring Meadows PUD.
The last component of future traffic on the key unpaved public roads
in the area is that which is attributed to the recorded exemptions.
Research at the Weld County Planning Department indicated that there were
five recorded exemptions along WCR15 (south of WCR42) and three recorded
exemptions along WCR42 (between WCR13 and WCR15) . Other recorded
exemptions in the area would have little impact on the key unpaved public
roads in the area of Spring Meadows PUD. Figure 6 shows the daily traffic
that could expected on the key paved and unpaved public roads in the area
from the recorded exemptions.
The three components of the future traffic were added together to get
a future traffic forecast for the key unpaved roads in the area of Spring
Meadows PUD. This is shown on Figure 7. The daily traffic volumes shown
on Figure 7 indicate that the daily traffic count on the key unpaved roads
will not exceed 200 vpd.
It is concluded that dust abatement of these county roads is not
required since the 200 vpd threshold will not be exceeded in the
foreseeable future.
' , 1 ,cl I a
N ti N
jj>/eS[}JOHNSTOWN U U 1i 1
GREAT WESTERN R.R.
WCR44
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WCR42 WCR42
y� fyy�?v'F 3�1
g Spring
Meadows
CY
4, PUD
_ WCR40
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SCALE: 1"=3000'
SITE LOCATION Figure 1
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SCALE: 1"=400'
Figure 2
SITE PLAN
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CD 1111 60 r 69
M -.NIP /W.-
"4r
WCR42
60
cD
N
Daily
NORMAL DAILY TRAFFIC Figure 3
M Mfr
N
Z N
5%
30%
U)
WCR42
5 D. !'-
SITE
D.U.
7 O M
Co `° 4 D.U. Z
5 D.U.
TRIP DISTRIBUTION Figure 4
M a
E
3 N
N
9 16
M
WCR42
rn
43
mamas*4 D.U. 5 D.U.
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el 1
Daily
SITE GENERATED DAILY TRAFFIC Figure 5
1
a
3 N
6 8
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— —WI WCR42
rn
32
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Daily
DAILY TRAFFIC FROM Figure 6
RECORDED EXEMPTIONS
N
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CD
75 93
L.2
WCR42
co
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r
135
r
to
Daily
TOTAL DAILY TRAFFIC FORECAST Figure 7
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