HomeMy WebLinkAbout20020958.tiff hes"
MEMORANDUM
' TO: Chris Gathman, Planning DATE: March 4, 2002
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FROM: Drew Scheltinga, P. E., Engineering Division Manager 1:-
SUBJECT: Z-570 Spring Meadows PUD, Olson Brothers LLC
COLORADO
The Public Works Department has reviewed this PUD Change of Zone request. Comments
made during this phase of the process may not be all-inclusive, as other concerns or issues may
arise during the remaining application process.
COMMENTS:
External Roadways:
WCR's 42 and 15 are designated as local roads in the Comprehensive Transportation Plan and
require 60' rights-of-way. On the final plat, the applicant must indicate the document that
created the existing right-of-way or dedicate the right-of-way on the plat. The portion of WCR
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. Realigning the curves on WCR 42 will not be required.
I agree with the conclusions of the Traffic Impact Study dated July 2, 2002, submitted by Matt
Delich. The existing traffic counts in the report are consistent with our information and his
projections are reasonable. Spring Meadows will increase the traffic on WCR's 15 and 42
approximately 30%. A proposed off site road improvements agreement that will share the cost
of future paving, or dust control, proportional to the impact of the development will be required
at final plat application.
Existing agricultural accesses may be retained for agricultural purposes only.
Internal Streets:
The geometry of Dove Court and Willow Lane is acceptable. At final plat, roadway
construction plans will be required.
Page 1 EXHIBIT
2002-0958
Page 2
Z-570
3-04-02
County Code requires all PUD roadways to be paved. The application materials indicate the
internal roads will be gravel but also states they will be paved if the County will accept the
streets for maintenance. It is presently County policy to accept paved subdivision streets for
maintenance. The internal roads should be paved.
Landscaping in the intersection sight distance triangles must be less than 3.5' at maturity.
Drainage:
A Preliminary Drainage Report, dated March 5, 2001, was submitted by Park Engineering
Consultants. I agree with the conclusions and recommendations of the report. At final plat
application, a final report and plans detailing the construction for drainage facilities will be
required.
RECOMMENDATION:
I recommend approval of the change of zone with the following items to be addressed at the time
of final plat application.
1. Determination of rights-of-way on existing County Roads.
2. A proposed off site roadway improvements agreement.
3. Submittal of roadway plans.
4. Final drainage report and drainage plans.
PC: Z-570
M:\W PFILES\DREW\Planning\z-570.wpd
Memoran urn
TO: Chris Gathman, W.C. Planning
DATE: March 1, 2002
VI 1 DQ • FROM: Pam Smith, W.C. Department of Public
COLORADO Health and Environment
CASE NO.: Z-570 NAME: Olson Bros/Spring Meadows
The Weld County Health Department has reviewed this proposal. The applicant proposes a 9 lot PUD on 79
acres. The minimum lot size is 1.1 acres with an overall density of one septic system per 8.7 acres does meet
current Department policy. It should be noted that Podtburg Dairy is located approximately .75 miles northeast
of the site, and Northmoor Acres is located approximately 1 mile northeast of the site.
The application has satisfied Chapter 27 of the Weld County Code in regard to water service. Water will be
provided by Little Thompson Water District and sewer will be provided by individual sewage disposal systems.
A will serve letter from Little Thompson Water District was provided in the application materials.
The application has satisfied Chapter 27 of the Weld County Code in regard to sewer service. Sewer is
proposed to be provided by individual sewage disposal systems. Preliminary percolation data provided in the
Terracon preliminary geotechnical report dated June 5, 2000 indicates that conventional septic systems may
be feasible on portions of the site. Some percolation rates were found unsuitable, and shallow groundwater
across the site indicates that engineered septic systems will be required. Lots 1 through 3 may be restrictive
because of soil and groundwater conditions. Lot 9 has two suggested building sites to preserve the agricultural
practices. The Department recommends that septic envelopes be designated on Lot 9 (on the west side
because of the size and shape, on the east side because of the gas line and associated easements).
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the Little Thompson Water District.
2. Septic areas shall be designated on both building sites of Lot 9.
3. 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
proposed primary and secondary envelopes 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.
4. Language for the preservation and/or protection of the second 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.
EXHIBIT
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5. 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.
6. 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.
7. 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.
8. 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.
9. "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\CHZO N E\Z570.RTF
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iatWeld County Referral
' January 8, 2002
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Olson Brothers LLC Case Number Z-570
Please Reply By January 29, 2002 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for 8 residential lots for Estate uses,
one 54.5 acre PUD agricultural outlot, and 12 acres of common open space.
Legal Lot B of RE-2746; a part of the NE4 of Section 30, T4N, R67W of the 6th P.M., I
Weld County, Colorado.
Location South of and adjacent to WCR 42, approximately'/2 mile east of WCR 13.
Parcel Number 1059 30 000016
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) March 19, 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.
O" See attached letter.
Comments:
Signature �. o r Date \Ito-m 2-2 1-Uo
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Agency A't c� F A!�-�7—e) �r
EXHIBIT
:Weld County Planning Dept. +•1555 N. 17th Ave.Greeley,CO.80631 "(970)353-6100 ext.3540 +•(970)
13
a DEPARTMENT OF BUILDING INSPECTION
Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO 80631
WEBSITE: www.co.weid.co.us
Phone (970) 353-6100, Ext. 3540
111k.
Fax (970) 304-6498
COLORADO
January 22, 2002
Olson Brothers LLC
Change of Zone from A (Agricultural) to PUD for 8 Residential Lots for Estate uses, one 54.5
acre PUD agricultural Outlot, and 12 acres of Common Open Space.
Z-570
1. 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.
2. Buildings shall conform to the requirements of the 1997 UBC, 1998 IMC, 1997 IPC, 1999
NEC and Chapter 29 of the Weld County Code.
3. 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.
4. 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 be determined by the Zoning Ordinance.
5. A Flood Hazard Development Permit shall be submitted for buildings constructed within the
100-year flood plain.
Please contact me for any further information regarding this project.
Sincerely,
Jeff Reif
,.� Building Official
•
Service,Teamwork, Integrity,Quality
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Weld County Referral
January 8, 2002
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Olson Brothers LLC Case Number Z-570
Please Reply By January 29, 2002 Planner Chris Gathman
Project Change of Zone from A (Agricultural) to PUD for 8 residential lots for Estate uses,
one 54.5 acre PUD agricultural outlot, and 12 acres of common open space.
Legal Lot B of RE-2746; a part of the NE4 of Section 30, T4N, R67W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to WCR 42, approximately 1/2 mile east of WCR 13.
Parcel Number 1059 30 000016
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) March 19, 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:U � �
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Signature Date I/a)(fn ✓1
Agency (`7^ lT\� lyf� W11A�1aut Q. Id d
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4-Weld County Planning Dept. 41555 N. 17th Ave. Greeley, CO. 80631 +(970)353-6100 ext.3540 •'(970)
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41116
Weld County Referral
WI ' January 8, 2002
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Olson Brothers LLC Case Number Z-570
Please Reply By January 29, 2002 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for 8 residential lots for Estate uses,
one 54.5 acre PUD agricultural outlot, and 12 acres of common open space.
Legal Lot B of RE-2746; a part of the NE4 of Section 30, T4N, R67W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to WCR 42, approximately 1/2 mile east of WCR 13.
Parcel Number 1059 30 000016
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) March 19, 2002
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
it We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:
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Agency Q,_vISIQ./ cW WiId lcF.
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•:•Weld County Planning Dept. 41555 N. 17th Ave. Greeley,CO.80631 :•(970)353-6100 ext.3540 4•(970) °tomErr
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STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY Weld County Planning uepartment
Division of Minerals and Geology GREELEY OFFICE Pre
DepartmentSherman reetl Resources 7 I15 JAN 2 9 2002 1313
S Stater,, e m
Denver,Colorado 80203
PFAX: (303) 11 RECEIVED
FAX:(303)866-2461 DEPARTMENT OF
January 22,2002 NATURAL
Legal Location : N Y, NE Y,S30,T4N, R67W RESOURCES
Bill Owens
CGS Case No.WE-02-0042 Governor
Greg E.Watcher
Mr.Chris Gathman M Executive Director
Weld County Planning Department /n\� Michael B.Long
1555 North 17th
Avenue I-act-dam Division Director
Greeley, CO 80631 Vicki Cowan
State Geologist
and Director
Re:Spring Meadows, Weld County, Colorado
Dear Mr.Gathman:
In response to your request and in accordance with Senate Bill 35(1972), I visited this property to
review the plat.A Change of Zone PUD Application prepared by Todd Hodges Design, LLC(12-21-01)
was included in the referral. Geotechnical and drainage reports were not included in this referral.
The site is located on seventy-nine acres of topographically flat land that is currently used for farming.
The proposed zoning change will create eight-one to two acre residential lots,approximately twelve
acres of common open space and a fifty-four and a half acre agricultural lot which will contain a gas
well envelope. The site geology consists of Quaternary-age eolian sand deposits mantling the Tertiary-
age Denver Formation.
The following conditions were described in the referral and observed during the site visit:
1) Groundwater.Shallow groundwater is evident in this area and may affect excavation and building
design at this site. Groundwater conditions should be investigated by a geotechnical engineer and
considered in the design on the subdivision. If shallow groundwater is found to be present at the
site, basement or crawlspace construction may not be possible. If subgrade construction is desired,
it may be required to raise the grade of the building envelope to an elevation above the high water
table elevation,as directed by a design engineer. Shallow groundwater may saturate the soils and
cause instabilities leading to a lowered bearing capacity for structures at the site.
2) Soils.The eolian sands at this site could have the potential for significant compression or collapse
under structural loads and/or when wetted.All foundation and roadway designs for this site should
be based on the recommendations of a qualified geotechnical engineer. I suggest requiring the
developer to provide a geotechnical investigation that 1)includes a soil testing program of lot
specific soil/bedrock borings,2)characterizes soil/bedrock engineering properties,3)provides a
basis for mitigation of any potential hazards and 4)provides recommendations for structural design
allowances.
3) ISDS.The referral material indicates that ISDS units are proposed for wastewater management on
each of the residential lots. Due to likelihood of shallow groundwater on the site,engineered
wastewater systems may be required. I suggest basing the ISDS design on site specific
percolation tests and groundwater conditions after the building and absorption field envelopes have
been located. Due to the potentially high water table, backup leach field sites should be located on
I COr
• Page 2 January 22,2002
each lot and should be defined in the site plan as areas that must be used as backup leach fields.
Additionally, increasing the size of the residential lots may provide the space necessary to build
effective ISDS for each lot.
In summary,although there are some hazards at this site that could cause concerns with residential
construction,standard engineering techniques typically allow construction to proceed. Provided the
above comments are addressed at the preliminary plan stage of the planning process,there appear to
be no hazards at this site that would preclude the proposed zoning change.CGS would be pleased to
review any other pertinent material you may receive for this project,at your request. Please feel free to
contact me at(303)866-2611 if you have any questions or concerns.
Sincerely,
Sean P. Gaffney Celia Greenman
Geologist Reviewing Geologist
Cc: Mr. Gary G.Olson, Olson Brothers, LLC
Wel aunty Planning Department
GREELEY OFFICE
JAN 2 5 2002
RECEIVED
Weld County Referral
iiiID January 8, 2002
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Olson Brothers LLC Case Number Z-570
Please Reply By January 29, 2002 Planner Chris Gathman
Project Change of Zone from A (Agricultural)to PUD for 8 residential lots for Estate uses,
one 54.5 acre PUD agricultural outlot, and 12 acres of common open space.
Legal Lot B of RE-2746; a part of the NE4 of Section 30, T4N, R67W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to WCR 42, approximately Yz mile east of WCR 13.
Parcel Number 1059 30 000016
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) March 19, 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.
See attached letter.
Comments: Scr Signature ..11 nn Date y /Vlo��
II
Agency W4Q sD 122-5 z /
•:•Weld County Planning Dept. 4.1555 N. 17th Ave.Greeley,CO.80631 4•(970)353-6100 ext.3540 •(970)304-6498 fax
EXHIBIT
1 17
Qt-
WELD COUNTY SCHOOL DISTRICT No. Re - 5J '.fir
3 NORTH JAY AVENUE JOHNSTOWN, CO 80534 L, 1
10
DR.JACK E.PENDAR
SUPERINTENDENT � ,L /5:2 y y
Phone(970)587-2336 _t
Fax (970)587-2607 January 18, 2002
Weld County Planning Department
1555 N. 17th Avenue
Greeley, CO 80631
Chris Gathman:
Thank you for referring case number Z-570 to the School District. As stated in previous
letters the projected student impact upon the Johnstown-Milliken School district appears
to be minimal, except for transportation, as presented at this time. Currently our
elementary schools and middle school are above capacity and our secondary school is
nearing its capacity. Our facilities plan indicates that we will have the need to build an
additional elementary school within the next two 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, as a
minimum, that the applicant voluntarily contribute the same fee as all other homebuilders
in our communities have done since the inception of the local IGAs. It would also be
advisable that a common area/shelter be provided for the pickup and drop-off of students
in this development.
Sincerely,
Jac . Pendar
Super tendent
03/11/02 13:57 FAX 970 304 6488 WELD PLANNING Q002
e"-
101') Weld County Referral
March 11, 2002
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review
Applicant Olson Brothers LLC Case Number Z-570
Please Reply By January 29, 2002 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for 8 residential lots for Estate uses,
one 54.5 acre PUD agricultural outlet,and 12 acres of common open space.
Legal Lot B of RE-2746;a part of the NE4 of Section 30,T4N,R67W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to WCR 42, approximately pproximately'/�mile east of WCR 13.
Parcel Number _ 1059 30000016
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) March 19, 2002
We have reviewed the request and find that itS s/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no eonrts with our interests.
❑ See attached letter.
Catcnts: . r
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Q. ro crAS CLA fy t r'// /Cr; Ire /4. 1-17`c r (Aid !' •
Signature / Date _ ��'�
Agency 7il 'N7j,,it) i r p,0dr e,t/
+Weld County Planning Dept. +1555 N.17th Ave.Greeley,CO.80631 +(970)3536100 ext.3540 +( mew
I �
STATE OF COLORADO
i-. OFFICE OF THE STATE ENGINEER oe coy
Division of Water Resources (e p o4„
Department of Natural Resources Fe� eZtB 9p
�o
1313 Sherman Street, Room 818
Denver,Colorado 80203 �.lft 8
Phone(303)866-3581 `:,
FAX(303)866-3589 March 11, 2002
Bit Owens
www.water.state.co.us Weld County Planning DepartmenFOVefn°r
GREELEY OFFICE E Greg y lchr
Mr. Chris Gathman Director
Weld County Planning Dept. MAR 14 2002 Hal o smPsun,PE
State Engineer
1555 N. 17th Ave. s
Greeley, CO 80631 RECEIVED
Re: Olson Brothers PUD, Case Number Z-570
NE1/4, Section 30, T4N, R67W, 61h PM
Water Division 1, Water District 4
Dear Mr. Gathman:
We have reviewed the above referenced proposal to subdivide a 79-acre parcel
into 9 single-family residential lots. The proposed water supply is from the Little
Thompson Water District (District) and a letter of obligation was submitted with the
referral materials. A water supply information summary sheet was included and the
estimated water demand is 93.8 acre-feet per year. This proposed subdivision includes
irrigation of 50 acres. It is noted the District letter does not specifically acknowledge
supplying other than domestic water supplies, since the referenced tap size is 3/4 inch
diameter.
Pursuant to Section 30-28-136(1)(h)(II), the State Engineer's Office offers the
opinion, that contingent upon domestic water service being provided by the Little
Thompson Water District, the proposed water supply will not cause material injury to
existing water rights, the supply is expected to be adequate. This recommendation does
not infer an opinion as to the water supply for the proposed 50 acres of irrigation.
If you have any questions in this matter, please contact Bill McIntyre of this office.
Sincerely,
Kenneth W. Knox
Assistant State Engineer
Cc: Richard Stenzel, Division Engineer
Water Supply Branch
District file
File
KWK/WCM:OIsonBrothersPUD.doc
II 9
03/15/2002 11: 53 19705870141 JOHNSTOWN TOWN I, L PAGE 02
te .J
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IP
�. • January 8, 2002
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Olson Brothers LLC Case Number Z-570
Please Reply By January 29, 2002 Planner Chris Gathman
Project Change of Zone from A(Agricultural) to PUD for 8 residential lots for Estate uses,
one 54.5 acre PUD agricultural outlot, and 12 acres of common open space.
Legal Lot B of RE-2746; a part of the NE4 of Section 30, T4N, R67W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to WCR 42, approximately Y:mile east of WCR 13.
Parcel Number 1059 30 000016 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) March 19, 2002
O We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
I, We have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
•
Signature y� Date A‘;')./
'
Agency s-U- 1 e A
:Weld County Planning Dept. +1555 N. 171h Ave.Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
EXHIBIT
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