HomeMy WebLinkAbout20052662.tiff CHANGE OF ZONE (COZ) APPLICATION
FOR PLANNING DEPARTMENT USE DATE RECEIVED:
------- -------
RECEIPT/AMOUNT # /$ CASE # ASSIGNED: }ni 1t?
APPLICATION RECEIVED BY _ PLANNER ASSIGNED:
Parcel Number Q 5 5 3 - _3 Z -f _ (�_ Q— _ —o 3 3
(12 digit number-found on Tax I.D. information, obtainable at the Weld County Assessor's Office, or www.co.weld.co.us).
(Include all lots being included in the application area.If additional space is required, attach an addtional sheet) /
Legal Description �i' r-• A TTA /-i; 0 , Section 33, Township North, Range66_West
Property Address(If Applicable) G g. „a G
Existing Zone District :_A_ _ Proposed Zone District: RUPTotalAcreage: 7731ZProposed#/Lots
q --y---
Average Lot Size: 5, 45 Minimum Lot Size: 2. 4I Proposed Subdivision Name: TO RG1=46j6N I'n o 17
FEE LiV‘/NtRtS) OF ��1'_-_41
THE PROPERTY pR (it additional space is required, attach an additional sheet)
Name: M�KAI- __
Work Phone# 970- 416-_1431 Home Phone# 770_5 k7- 743( Email Address__MIXA _A.i TEX. CotA
Address: 2.1 3 t4 o eTN C !< e? kkat-LLJ=_
City/State/Zip Code_f_AILr_( LL,J�l��_-- GO C 4_
APPLICANT OR AUTHORIZED AGENT (See Below:Authorization must accompany applications signed by Authorized Agent)
Name. MIKAL T014itR&'tit _
Work Phone 970-476- 7431 Hom e Phone # 470'567 - 743/ Email Address MLA&€ MURAT. X,Cola
Address: Z Z 3 N0 fl- GOGL ;G�
-- ----------
City/State/Zip Code_FEZr_GQ i �,2 _Qsi¢
UTILITIES: Water: N0IZTN w%'-c' \VAj;IZ_ (�l.�TiZIGr
Sewer: _ I1G
Gas: egO PA N s
Electric:_ -EjA__
Phone: ci u l6 -1'
DISTRICTS: School: Ku kr
Fire: A1LL,.
Post: - A UL_Y
I(We), the undersigned,hereby request hearings before the Weld Cou nty Planning Com miss ion and the Weld Cou nty
Board of County Commissioners concerning the proposed Change of Zone for the following described
unincorporated area of Weld County, Colorado:
I (We) hereby depose and state under penalties of perjury that all statements, proposals,and/or plans submitted with
or contained within the application are true and correct to the best of my(our)knowledge. Signatures of all fee owners
of property must sign this application. If an Authorized Agent signs, a letter of authorization from all fee owners must
be included with the application. If a corporation is the fee owner, notarized evidence must be included indicating the
signatory has the leg or the corporation.
d
a,510f /0 5
Signature Owner or Authoriz d ent Date Signature: Owner or Authorized Agent Date
4 E_ri.
2005-2662
> > >
LEGAL DESCRIPTION
A parcel of land situate in the South half of Section 32, Township 8 North, Range 66 West, of the
6th P.M., County of Weld, State of Colorado, being more particularly described as follows:
}
Considering the South line of Section 32 as bearing South 90'00'00" West and with all
bearings contained herein relative thereto:
Commencing at the Southeast corner of said Section 32; thence along the South line of said
Section 32, South 90'00'00" West 1628.90 feet to the TRUE POINT OF BEGINNING of this
description; thence North 00'11'06" East 354.42 feet; thence North 02'35'43" East
128.58 feet; thence North 16 14'50' East 207.46 feet; thence North 27 '35'11" East
209.73 feet; thence North 28' 16'50" East 388.32 feet; thence North 20' 46'27" East
99.58 feet; thence North 10'05'09" East 131.01 feet; thence North 08' 43'16" East
181.80 feet; thence North 11' 31'34" East 81.93 feet; thence North 08' 08'03" East
79.74 feet; thence North 10' 41'13" East 423.30 feet; thence North 17' 46'50" East
64.92 feet; thence North 2232'42" East 442.52 feet; thence North 90'00'00" West
1497.74 feet; thence South 12' 45'36" East 1356.44 feet; thence South 00' 00'00" West
1329.32 feet; to a point on the South line of said Section 32; thence along the South line }
of said Section 32 North 00'00'00" West 1069.91 feet to the TRUE POINT OF BEGINNING
of this description. The above described parcel contains 76.87 acres, more or less.
Torgerson P.U.D.
Sketch Plan Summary
Response to paragraph #1 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24`h,2004.
The piviot sprinkler was removed sometime ago. In addition, any water rights associated
with the property were sold long before the current owner took title.
Response to paragraph #2 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
The proposed lots will adhere to the Estate Zone District requirements, including
setbacks, offsets, number of animal units and building heights.
Response to paragraph #3 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
The client has decided to hold onto the 1.045 acres that was proposed to be transfered to
the neighboring property. Therefore an Amended Recorded Exemption is no longer
needed.
Response to paragraph #4 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
The internal road name has been changed to comply with Weld County Code, Article
XIII.
Response to paragraph #5 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24`h,2004.
We have attached a copy of the well permits and there are no uses proposed for the wells
in regards to this development. All domestic water will be provided by North Weld Water
District.
Response to paragraph#6 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
After conversing with Lee Morrison at the Weld County Attorney's office we were able
to establish what was required to comply with this issue. A contract is being worked out
between the developer and North Weld Water District and will be submitted shortly. This
was not taken care of before submittal due to lack of return communication on the part of
the Weld County Attorney's office.
Response to paragraph #7 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24`h,2004.
We have designated 2 septic envelopes for each lot and intend to have language in the
covenants to protect both envelopes and ensure their future use as required.
Response to paragraph#8 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
The proposed development will not have any signs other than a street sign and a stop
sign. Both will be placed in accordance with Weld County Code Section 27-6-90.
Response to paragraph#9 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
The right-of-way dedication for the internal road has been provided as required (see
attached legal description) as well as a paving waiver request to the Director of Public
Works. The remainder of the comments will be addressed at final compliance as per Peter
Schei's comments.
Response to paragraph #10 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
You will find attached a letter from Brian Foss of the Pierce Lateral Ditch Company
outlining their needs and requests. Since the requested 30' from the center line of the
ditch does not fall within the bounds of this project there is no need for any right-of-way
to be granted as part of this Development application.
Response to paragraph#11 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
As was stated we are not required to prepare any annexation documents to the town of
Ault, therefore none were submitted.
Response to paragraph#12 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
Since the Pierce Lateral Ditch is 40' to the east of our nearest boundary of this project we
are unable to ensure that a fence does not get put within 30' of either side. We appreciate
and agree with the remaining issues brought up by the Division of Wildlife and we will
address those issues in the covenants.
Response to paragraph #13 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
The comments from the Colorado Geological Survey state that as long as we do what is
recommended by our Engineers, this project is satisfactory to them. Therefore the
developer will do as our Engineers recommend.
Response to paragraph#14 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
Numerous calls have been placed with the mineral right owner Paul Bimonte. We are
confident that we will reach an agreement, particularly since State Statute holds that
consent can not be unreasonably withheld by mineral right owners. We will be
forwarding a finalized agreement shortly.
Response to paragraph #15 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
We fully intend to address the County Road Impact Fee Program and will adhere to the
fee structures therein. It is anticipated that a fee per lot will be assessed to this project
similar to that of the Griffith PUD.
Response to paragraph#16 of the Application and Referral Overview section of
Michelle Martin's letter dated September 24th,2004.
Calls to the Weld County Sherrif s Office were not returned, therefore we have chosen to
proceed with this project as is. We will address any concerns from the Weld County
Sherrif that may arise in the future. The Weld RE-9 School District has stated that an in-
lieu payment will be required to ensure that adequate educational opportunities are
provided for the children who may live in this development. The required fee of$6,831
will be paid when we submit for final compliance.
Development Guide
Torgerson PUD
Change of Zone Application
(5/11/2005)
Component One— Environmental Impacts
The environmental impacts will be minimal. The property has been farmed traditionally.
Over the last 2 years, the property has been farmed, as a vacant dryland grass pasture.
As a result of this development, each lot will be primarily covered in dryland grasses,
and potentially grazed by any horses the homeowners will have on their properties. The
intent is to keep the existing dryland grasses in place except where the houses and
driveways will be located. The historic drainage patterns for the site will remain virtually
unchanged under developed conditions.
Component Two—Service Provision Impacts
Schools. There will be 9 additional single-family residences. In accordance with
Timesaver Standards for Housing and Residential Development, Second Addition, there
is an average of 0.25 to 0.5 elementary school aged children per family, 0.2 to 0.5 junior
high school children per family, and 0.2 to 0.5 senior high school children per family.
With these assumptions, there will be on average 2.25 to 4.5 elementary school
students, 1.8 to 4.5 junior high school students, 1.8 to 4.5 senior high school students as
a result of this development.
Fire, Law Enforcement, Ambulance, Roadways. All 9 new single family dwelling units
will be accessible from the new street, which is accessible from County Road 86.
Transportation, Traffic Impact Analysis - Initial conversations with our traffic engineer
(Gene Coppola, P.O. Box 260027, Littleton, CO 80163) indicate that County Road 86, in
it's current condition, can provide adequate access to the 9 additional single family
homes, without the need for additional road improvements. We do anticipate that a fee
assessment for each lot will be required for dust control as was the case with the Griffith
PUD.
Storm Drainage—The historic drainage patterns for the site will remain virtually
unchanged under developed conditions. Because the low density of the proposed site
plan, impact to runoff volumes will be minimal. The increase in discharge from historic to
developed conditions is negligible. Quality, quantity and character of flow will remain
virtually unchanged. See attached drainage report titled "Preliminary Drainage Design
Considerations" from DMW Civil Engineers.
Utility Provisions— MTA was the consultant planner for the Griffith PUD just a few
hundred feet to the west of this site a year ago. Griffith PUD was served by phone,
electric, and cable, so these services are available for this site. Gas is provided by
propane tanks on individual lots.
Water Provisions - North Weld Water District has indicated that they can serve the
development from an existing 4" water line located with the WCR 86 Right-of-way. (See
attached copy of letter from North Weld Water District)
Sewage Disposal Provisions - Each lot will have an individual septic system which will
be installed upon construction of each building, and reviewed as part of the building
permit applications.
Structural Road Improvements Plan -The proposed new street, Torgerson Way, is
intended to be a public gravel cul-de-sac, approximately 1425 feet in length. Torgerson
Way will be built to current Weld County street standards for rural local roads. It will
intersect with County Road 86, which is developed to a standard that can accommodate
the traffic generated by the proposal. See the attached "Overall Utility, Grading &
Erosion Control Plan" which includes a cross section of the proposed Torgerson Way.
Component Three — Landscaping Elements
See the attached "Landscape Plan." The site has traditionally been used for agriculture,
and is currently planted with dryland grasses. The perimeter of the Torgerson PUD is
entirely common open space, which is already established as dryland grasses. There
are two Austrian Pine trees proposed to flank the entry road. These trees, once
established, require no irrigation. These are the only landscape treatments proposed for
the open space area of the development, and together with the dryland grass open
space, is an adequate buffer from existing surrounding agricultural uses. Individual lot
landscaping will be the responsibility of individual property owners, and will consist of
trees & shrubs (dryland grasses are already established and are proposed to remain).
Each individual property owner will be responsible for watering their own trees and
shrubs from their residential water tap. No fencing is proposed by the developer. Any
fencing provided will be up to the individual property owners.
Component Four—Site Design
Features Unique to the Site - The property is currently 77.912 acres in size, and is
currently vacant. It has traditionally been used for agriculture. The PUD proposes to
create 9 rural residential lots for single family homes with accessory buildings. It is
intended that the lots will allow horses. There is an existing irrigation lateral to the east of
the property along the east edge of the PUD. This lateral does not and will not serve the
site.
PUD rezoning consistency with goals and policies of Chapter 22 of the Code— The
proposal continues an integrated development pattem, as the surrounding land consists
primarily of large lot residential and farmland. In addition to this the proposed PUD sets
forth tools for healthy growth in Weld County by promoting quality planning that is:
• Sensitive to the surrounding land uses,
• Respectful of the natural environment,
• Protective of the health, safety and welfare of the citizens of the County,
• Regionally linked, i.e., by roadways,
• Cognizant of incorporating progressive planning concepts creating an aesthetically
pleasing and functionally livable community.
Compatibility of Uses (both within PUD and adjacent to PUD)—The perimeter of the
Torgerson PUD is entirely common open space, which is already established as dryland
grasses. There are two Austrian Pine trees proposed to flank the entry road. These
trees, once established, require no irrigation. These are the only landscape treatments
proposed for the open space area of the development, and together with the dryland
grass open space, is an adequate buffer from existing surrounding agricultural uses.
The proposed PUD is not located within a Flood Hazard, Geologic Hazard or Airport
Overlay District.
Component Five—Common Open Space Usage
The total common open space provided is 27.77 acres. The northern approximately 23
acres of the property is devoted to a common open space area. There is a strip of land
25 feet in width along the west and east edges of the property that will be part of this
common open space, and will act as a bridle path, linking each lot to the common open
space. Also, there is approximately a 125 feet deep strip of open space between the
lots and the adjacent County Road 86 right-of-way, which also connects to the bridle
paths.
The common open space will be owned, and maintained in perpetuity by the Home
Owner's Association.
Component Six- Proposed Signage
No signage is proposed other than street name and stop signage.
Component Seven — MUD Impacts
The proposed MUD is not within a Mixed Use Development or Urban Development
Node.
Component Eight—Intergovernmental Agreement Impacts
The site is not within any intergovernmental agreement areas.
Paving Waiver Request /A Torgerson
Torgerson P.U.D. Eno
Change of Zone Application
To: Director of Public Works
Re: Requested Waiver
The Torgerson P.U.D. is currently under review in Weld County. Our
comments from Peter Schei of the Public Works Department dated 9/16/2004
indicate that Weld County Code requires all P.U.D.s to be paved. We hereby
request a waiver to this standard. The nearest paved road to the site is State
Highway 14, which is over 2 miles away from the site. From Highway 14, the
site is accessed by taking Weld County Road 29 (a gravel road)two miles
north,then west on Weld County Road 86 (also a gravel mad)about a third of
a mile. The P.U.D. application proposes 9 single family detached residential
lots served off a gravel cul-de-sac that accesses onto Weld County Road 86.
We feel this waiver is justified because the only way to access the site is to
drive on existing gravel roads. We feel it wouldn't make sense to pave a cul-
de-sac that is over two miles away from the nearest existing paved road.
Thank you for your consideration in this request.
Sincerely
a
Mikal Torgerson 9
M. Torgerson Architects
223 North College Avenue
Fort Collins, CO 80524
(970) 416-7431
Mike'S.Forgenoo,MA,NUM
113 N College
Fork Collins,CO 80524
970.4167431
888.4167431
Fax:970416./435
Fmoik aikalOa chilex.wm
htip://www.archikx.com
November 4, 2004
M. Torgerson Architects
Bill Mesaros
223 N. College Ave.
Ft. Collins, CO 80525
Mr. Mesaros;
The Board has reviewed the plans submitted on October 21, 2004 related to the proposed
development next to the Pierce Lateral.
The Pierce Lateral has an established Right of Way through this parcel yet the width has
not been officially established. Since the land next to this portion of the ditch has been
dryland and irrigated agriculture for several years, the weed infestation has been difficult
to control. Therefore, access on both sides of the ditch has been needed to spray, burn
weeds and maintain the ditch. Therefore, a width of 30 feet either side of center line of
the ditch is needed for these types of activities. The width is needed for backhoe, tractor,
truck and ditch rider access.
If you need further information,please contact me at your convenience.
Thank you,
oss
Pierce Lateral Ditch
LEGAL DESCRIPTION FOR A 60' ROAD RIGHT-OF-WAY
A 60' road right-of-way situate in the Southeast quarter of Section 32, Township 8 North,
Range 66 West, of the 6'h P.M., County of Weld, State of Colorado, and being more
particularly described as follows:
Considering the South line of said Section 32, as monumented by a 3 1/" aluminum cap
LS 16154 at the Southeast corner and a 2 '/z" Brass cap at the Southwest corner, as
bearing South 90°00'00"West, and with all bearings contained herein relative thereto:
Commencing at the Southeast corner of said Section 32; thence along the South line of
said Section 32; South 90°00'00"West 1903.39 feet; thence North 00°11'06" East 30.00
feet to a point on the North right-of-way of Weld County Road 86; thence along said
North right-of-way, South 90°00'00"West 225.92 feet to the TRUE POINT OF
BEGINNING of this description; thence continuing along said North right-of-way, South
90°00'00"West 110.00 feet; thence 39.13 feet along the arc of a non-tangent curve
concave to the Northwest, having a radius of 25.00 feet, a central angle of 89°40'47",
and the long chord which bears North 45°09'36" East 35.26 feet; thence North 00°19'13"
East 503.14 feet; thence 75.05 feet along the arc of a curve concave to the East, having
a radius 430.00 feet, a central angle of 10°00'00", and the long chord which bears North
05°19'13" East 74.95 feet; thence North 10°19'13" East 745.10 feet; thence 40.07 feet
along the arc of a curve concave to the West, having a radius of 50.00 feet, a central
angle of 45°55'15", and the long chord which bears North 12°38'25"West 39.01 feet to a
point of reverse curvature; thence 308.39 feet along the arc of a curve concave to the
South, having a radius of 65.00 feet, a central angle of 271°50'30", and the long chord
which bears South 79°40'47" East 90.43 feet to a point of reverse curvature; thence
40.07 feet along the arc of a curve concave to the East, having a radius of 50.00 feet, a
central angle of 45°55'15", and the long chord which bears, South 33°16'50"West 39.01
feet; thence South 10°19'13"West 745.10 feet; thence 64.58 feet along the arc of a
curve concave to the East, having a radius of 370.00 feet, a central angle of 10°00'00",
and the long chord which bears South 05°19'13"West 64.50 feet; thence South
00°19'13"West 502.52 feet; thence 39.41 feet along the arc of a curve concave to the
Northeast, having a radius of 25.00 feet, a central angle of 90°19'13", and the long chord
which bears South 44°50'24" East 35.45 feet to the true point of beginning. The above
described parcel contains 95,461 square feet, more or less, and is subject to all rights-
of-way, easements, and restrictions now in use or on record.
Preliminary Drainage Design Considerations
for
Torgerson Minor Subdivision
Change of Zone Application
Weld County, Colorado
January 14, 2004
—
Prepared for:
Mikal Torgerson
223 North College Avenue
Fort Collins, Colorado 80524
Prepared by:
- CIVIL
S
1435 W. 29th Street
Loveland, Colorado 80538
Phone: (970)461-2661
Fax: (970)461-2665
Project Number: 0310.00-TOR
D11/11116,11435 WEST 29T STREET
LOVELAND,EST 0 6O53B
(970) 461 -2661
CIVIL ENGINEERS FAX (970) 461 -2665
WWW.DMWCIVILENGINEERS.COM
January 14, 2004
Ms. Sheri Lockman
1555 North 17th Avenue
Greeley, CO 80631
RE: Drainage Design Considerations for
Torgerson Minor Subdivision, Change of Zone Application
Weld County, Colorado
Project No. 0310.00-TOR
Dear Ms. Lockman:
DMW Civil Engineers, Inc. is pleased to submit this hydrologic and hydraulic report
relating to the proposed Torgerson Minor Subdivision
We acknowledge that Weld County's review of this study is only for general conformance
with submittal requirements, current design criteria and standard engineering principles
and practices.
If you should have any questions or comments as you review this report, please feel free
- to contact me at your convenience.
Sincerely,
DMW CIVIL ENGINEERS
FU! P 1 ,
33885 ct•SS��AL ENG� ':
Jade P. Miller, P.E. (CO #33885)
Project Engineer
-- Preliminary Drainage Design Considerations for
Torgerson Minor Subdivision
TABLE OF CONTENTS
VICINITY MAP
Page No.
I INTRODUCTION
1.1 Objective 1
1.2 Mapping and Surveying 1
1.3 Site Reconnaissance 1
II GENERAL LOCATION AND DESCRIPTION
2.1 Project Location 1
2.2 Site Description 1
III EXISTING CONDITIONS
3.1 Existing Drainage Patterns and Basins 1
IV DEVELOPED CONDITIONS
4.1 Developed Drainage Patterns 2
4.2 Proposed Improvements 2
— 4.3 Developed Drainage Basins 2
V CONCLUSIONS
5.1 Compliance with Criteria 3
40'37000'N 40°38.000'N-i- :L/77V1i C,./.. i _ • -11 ',Is..
r. ."---- /----- - (so .___,\_ _..., ,,. .....,,, -...„, .... . ,.:_• ... .. •
. • ,
.....,...._=_,,..:.. .„ ,,,,,,,....._,_e 1 I ri...,.. . o• •-
./..„..L7.........7:‘,....... „.. ..,:.,:.,
it., (7,- -
-- x
O .-1 C-N......L....... .../ .,. I/ --',E.,".
Cr� 1pO -
i ..-\;
� .;
� I t 0
Q ' i - .-7V.r• i-----t • I e• \, Q
/
f I ,_, e...,,. 1� C
a d ........7 i °C p`'
o / •
ail
i� l`j. 1 /
• �. —NY. IIff ry• f
m Q { P 1 �r I A
A7.--- 4 i I I A
o —51j
YY 1 I .....,° E• 1,.......n O
1,.„...t.V
ev
, \,4 "7,
tr-•':!! I
(\) 1.1 "..):'- '1 'II'. ( ----------------..; P . .
GI ) N llin . ___. ! ..,• /94°. . • • i t r-
CD
N w.
-I, , :// • ‘....., 1 . - :-•. .. ..2'... 41 rt 0
cn
o N•' O p
o
o qqIl."
_ 3 ,- .1-----t, 2
2 i .+'
40°37,000' N 40°38.000' N
Preliminary Drainage Design Considerations
for
Torgerson Minor Subdivision
Change of Zone Application
Weld County, Colorado
January 14, 2004
I. INTRODUCTION
1.1 Obiective
This report summarizes a preliminary hydrologic and hydraulic analysis for the
proposed drainage improvements in the Torgerson Minor Subdivision, Weld
County, Colorado. The constructed roads and drainage improvements are
consistent with the standards set forth by Weld County.
The drawings which accompany this study are entitled Historic Condition Drainage
Plan and Developed Condition Drainage Plan, Torgerson Minor Subdivision,
prepared by DMW Civil Engineers, Inc..
— 1.2 Mapping and Surveying
Field survey information, topographic mapping at a contour interval of one (1)foot,
_ and right-of-way mapping has been provided to DMW Civil Engineers, Inc. (DMW)
by Ayres Associates. Additional topography outside of the project boundary was
taken from USGS topographic mapping with a ten (10) foot contour interval.
II GENERAL LOCATION AND DESCRIPTION
2.1 Proiect Location
Torgerson Minor Subdivision, is located in the south half of Section 32, Township
8 North, Range 66 west of the 6th Principal Meridian, County of Weld, State of
Colorado. The site is bounded by Weld County Road 86 on the south, Pierce
Lateral Irrigation Ditch to the east, and is 1/3 mile west of Weld County Road 29
(see vicinity map). The Town of Pierce is approximately three miles northeast of
the site.
2.2 Site Description
The Torgerson Minor Subdivision, site is located approximately three miles
southwest of the rural community of Pierce. Most of the site slopes generally from
west to east at slopes ranging from roughly 0.5% to 5.0%. Most stormwater runoff
from the site drains directly into the Pierce Lateral Irrigation Ditch along the east
side of the site. The site is primarily vegetated with cultivated hay, but also
contains areas of native weeds and grasses.
1.3 Site Reconnaissance
The project engineer performed a site visit to the Torgerson Minor Subdivision site
in Weld County in August, 2003. Existing drainage patterns and structures were
observed for use in defining drainage basin boundaries and historic flow patterns.
Drainage Design Considerations DMW Civil Engineers, Inc.
Torgerson Minor Subdivision, Change of Zone Application
January 14, 2004
III. EXISTING CONDITIONS
3.1 Existing Drainage Patterns and Basins.
The existing site is divided one (1) onsite basin and one (1) offsite basin.
Stormwater runoff from Basins H1 (77.91 acres) and OH1 (367.89 acres) flow
overland to the east. An existing natural drainageway conveys stormwater runoff
from most of the basin to the east to the Pierce Lateral Irrigation Ditch.
IV. DEVELOPED CONDITIONS
4.1 Developed Drainage Patterns
Historic drainage patterns for the site will remain virtually unchanged under
developed conditions. Because of the low density of the proposed site plan, impact
to runoff volumes will be minimal. The increase in discharge from historic to
developed conditions is negligible. Quality, quantity and character of flow will
remain virtually unchanged. Therefore, no detention or water quality ponds will be
_ provided.
4.2 Proposed Improvements
— _ The proposed improvements for Torgerson Minor Subdivision, will consist of
creating nine lots and the infrastructure to support those lots. A gravel road with
roadside ditches will be constructed with concrete culverts under roadways where
necessary and corrugated steel (CSP) or high density poly-ethylene (HDPE)
culverts at driveways as required. A water main will be extended into the site to
provide water to the development and each unit will use an individual septic system
for waste disposal.
4.3 Developed Drainage Basins
The Torgerson Minor Subdivision, developed conditions site has been divided into
a total of five (5) onsite basins and three (3) off-site basins (see Developed
Condition Drainage Plan).
Flows from Basins 1 (11.43 acres)and OS1 (67.11 acres)drain overland to the east
and into the roadside swale along Torgerson Drive. Runoff will flow south along a
future roadside ditch and be conveyed under Torgerson Drive via a culvert to the
east. Runoff rom Basin 2 (0.69 acres) will combine with these flows and be
conveyed through Basin 5 via a drainage swale. Stormwater runoff will ultimately
be intercepted by the Pierce Lateral Irrigation Ditch.
_ Flows from Basins 3 (7.40 acres) and OS3 (8.81 acres) drain overland to the east
and into the roadside swale along Torgerson Drive. Runoff will flow north along a
future roadside ditch and combine with runoff rom Basin 4 (0.42 acres). These
flows will be conveyed through Basin 5 via a drainage swale. Stormwater runoff will
Page 2
Drainage Design Considerations DMW Civil Engineers, Inc.
Torgerson Minor Subdivision, Change of Zone Application
January 14, 2004
ultimately be intercepted by the Pierce Lateral Irrigation Ditch.
Flows from Basins 5 (57.97 acres) and OS5 (291.97 acres) will be conveyed
overland to the east. An existing natural drainageway will carry stormwater runoff
from most of the basin to the east to the Pierce Lateral Irrigation Ditch.
V. CONCLUSIONS
5.1 Compliance with Criteria
Standard engineering design practices have been used in the analysis of the
proposed storm drainage improvements. The final design for drainage
improvements on the Torgerson Subdivision, site will be in full compliance with all
Weld county drainage regulations.
Page 3
Report Date: 05/11/2005 10:12AM WELD COUNTY TREASURER Page: 1
STATEMENT OF TAXES DUE
SCHEDULE NO: R8573100
ASSESSED TO:
TORGERSON MIKAL
223 N COLLEGE
FORT COLLINS, CO 80524
LEGAL DESCRIPTION:
PT SE4 32-8-66 LOT B REC EXEMPT RE-2681 (.55R)
PARCEL: 055332000038 SITUS ADD:
TAX YEAR CHARGE TAX AMOUNT INTEREST FEES PAID TOTAL DUE
2004 TAX 496.40 4.96 0.00 501.36 0.00
TOTAL TAXES 0.00
GRAND TOTAL DUE GOOD THROUGH 05/11/2005 0.00
ORIGINAL TAX BILLING FOR 2004 TAX DISTRICT 0919-
Authority Mill Levy Amount Values Actual Assessed
WELD COUNTY 19.957 149.47 AGRICULTUR 25,819 7,490
SCHOOL DIST RE9 31.305 234.47
NCW WATER 1.000 7.49 TOTAL 25,819 7,490
NWC WATER 0.000 0.00
AULT FIRE 4.024 30.14
AIMS JUNIOR COL 6.328 47.40
WELD LIBRARY 3.249 24.33
WEST GREELEY CONSERVATION 0.414 3.10
TAXES FOR 2004 66.277 496.40
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
WELD COUNTY TREASURER
Pursuant to the Weld County Subdivision Ordinance, the attached Statement(s) of Taxes
Due, issued by the Weld County Treasurer, are evidence that, as of this date, all property taxes,
special assessments and prior tax liens currently due and payable connected with the parcel(s)
identified therein have been paid in full.
Signed Date: 77/1 -
Hello