HomeMy WebLinkAbout20050961.tiff •
Weld County Planning Department
GREELEY OFFICE
r it* ' MEMORANDUM E 21200
1� RECEIVED
TO: Jacqueline Hatch,Planning D p ent DATE: 24-January-2005
WIlD�• FROM: Peter Schei, P.E.,Publi Department
COLORADO SUBJECT: MZ-1069 The Highlands Minor Subdivision(Zone Change)
Weld County Public Works Department has reviewed this change of zone request. Comments made during this phase
of the subdivision process may not be all-inclusive, as other concerns or issues may arise during the remaining
application process.
Comments
External Roadways:
❑ The Weld County I-25 Parallel Arterial Study (September 2003) identifies the west arterial passing through Section 4
in close proximity to this development. The arterial would be located approximately 1,400-feet to the east.
❑ CR 38 is classified by the County as a local road (in the vicinity of this development) and requires a 60-foot right-of-
way. The applicant shall verify the existing right-of-way and the documents creating the right-of-way shall be noted
on the change of zone plat. If the right-of-way cannot be verified, it will be dedicated on the final plat. CR 38 is
gravel and maintained by the County.
�❑ CR 5 is classified by the County as a local road (in the vicinity of this development) and requires a 60-foot right-of-
way. The applicant shall verify the existing right-of-way and the documents creating the right-of-way shall be noted
on the change of zone plat. If the right-of-way cannot be verified, it will be dedicated on the final plat. CR 5 is gravel
and maintained by the County.
❑ This development will introduce additional vehicle trips to the roadway system from the 3 proposed additional lots
(approximately 29 vehicle trips to the roadway system). This increased level of traffic on unpaved roads creates
fugitive dust and surface maintenance problems. The applicant shall enter into an agreement with the County to
proportionately share the cost of improvements. The cost will be based on a proportion of the traffic generated by the
development to existing traffic. The applicant shall submit a proposed agreement with the final plan application.
❑ CR 38 is a gravel surface roadway and must be stabilized adjacent to the proposed development— for a distance of
approximately 1,231-feet. Weld County practice is to mitigate dust adjacent to new developments on unpaved
roadways. The developer will be responsible for 100% of this cost adjacent to the development for 1,231-feet. This
one-time cost would be approximately$13,988(1,231/5,280*$60,000).
❑ CR 5 is a gravel surface roadway, which was on Public Works' 2004 Fugitive Dust Mitigation Plan. The developer
will be asked to proportionally participate in the maintenance of CR 5 for fugitive dust mitigation over a one-mile
segment. A one-mile segment was utilized; since a traffic impact study was not required(a traffic impact study would
provide a detailed analysis for trip distribution, etc.). The maintenance agreement would cover a 5-year period with
monies escrowed up-front, since construction of roadway improvements was not required. If CR 5 is paved within the
5-year period, the monies remaining in escrow will be used to off-set paving costs. At this time the developer's
proportional share is 25% (29/115aadt). The estimated annual cost to maintain a stabilized roadway is $8,500. The
one-time proportional cost would be approximately$10,625 (0.25*8,500*5).
a This development will introduce additional vehicle trips to the roadway system from the 3 additional proposed lots.
This development will introduce approximately 29 vehicle trips to the roadway system. Based on the proposed
development and traffic impact, a traffic study is currently not required.
EXHIBIT
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2005-0961
Internal Roadways:
❑ The internal roadway right-of-way shall be 60-feet in width including cul-de-sacs with a 65- foot radius, and
dedicated to the public. The cul-de-sac edge of roadway radius shall be 50-feet.
o Two proposed 13-foot gravel lanes are satisfactory for the internal road,and satisfy Weld County Code.
❑ Stop signs and street name sign locations must be shown on the final roadway construction plans.
❑ Easements shall be shown on the final plat in accordance with County standards (Sec.24-7-60) and/ or Utility Board
recommendations.
❑ Intersection sight distance triangles at the development entrance will be required. All landscaping within the triangles
must be less than 31/2 feet in height at maturity, and noted on the final roadway plans.
❑ The applicant shall submit to Public Works stamped, signed and dated final plat drawings and roadway/construction
& grading plan drawings for review (with the final plan application) and approval. Construction details must be
included.
❑ The applicant shall submit Improvements Agreements According to Policy Regarding Collateral for Improvements
(with the final plan application). These agreements must be reviewed by Public Works and shall be approved by the
Board of County Commissioners(BOCC)prior to recording the final plat.
Drainage:
❑ The Sketch Plan Drainage Report — Schwind Subdivision — Weld County, dated July 27, 2004, by Park Engineering
Consultants(PEC Project#410-1)is acceptable.
❑ A final drainage report stamped, signed and dated by a professional engineer licensed in the State of Colorado shall be
submitted with the final application. The 5-year storm and 100-year storm drainage studies shall take into
consideration off-site flows both entering and leaving the development. Increased runoff due to development will
require detention of the 100-year storm developed condition while releasing the 5-year storm existing condition.
o The engineer must size the culvert for the internal roadway access from CR 5.
o The report shall identify and analyze the big-picture (topography) off-site drainage that may impact this
proposed development site. Even though County roads may divert stormwater, there are times when
stormwater overtops roadways and impact adjacent property.
The final drainage report shall include a flood hazard review documenting any FEMA defined floodways. The
engineer shall reference the specific map panel number, including date. The development site shall be located on the
copy of the FEMA map.
❑ The applicant shall prepare a construction detail for typical lot grading with respect to drainage for the final
application. Front, rear and side slopes around building envelopes must be addressed. In addition, drainage for rear
and side lot line swales shall be considered. Building envelopes must be planned to avoid storm water flows, while
taking into account adjacent drainage mitigation.
❑ Final drainage construction and erosion control plans (conforming to the drainage report) stamped, signed and dated
by a professional engineer licensed in the State of Colorado shall be submitted with the final plan application.
Recommendation
❑ The Public Works Department recommends approval of this change of zone.
The applicant shall address the comments listed above at the specific step of the review process stated. The review
process will continue only when all appropriate elements have been submitted. Issues of concern must be resolved
with the Public Works Department prior to recording the change of zone and final plats.
• PC: MZ-1069 The Highlands Minor Subdivision(Zone Change)
Email&Original: Planner
PC by Post: Applicant Jwidl 5usANAL Sckwt.d
PC by Post: Engineer Pn.k EvatN•d:l.
_._._... _.,.._ Page 2 of 2
Weld County Planning Department
GREFLEY OFFICE
IAN 1 a
Memorandd
CEIVED
TO: Jacqueline Hatch, W.C. Planning
DATE: January 11, 2005
C FROM: Pam Smith, W.C. Department of Publ
COLORADO
Health and Environment
CASE NO.: MZ-1069 NAME: David & Susanne Schwind/The Highlands
The Department has reviewed this application. The applicant proposed a 4 lot minor subdivision on 22 acres.
The minimum proposed lot size, 3.7 acres, and coupled with an overall density of one septic system per 5.95
acres does meet current Department policy. Improvements are located on the proposed Lot 2, including a septic
system (SP-0000290). These improvements have not been delineated on the Change of Zone plat map.
The application has satisfied Chapter 24 of the Weld County Code in regard to water and sewer service.
An Agreement for Water Extension document between the applicant and Little Thompson Water District
has been included in the Change of Zone application materials. Sewer will be provided by individual
sewage disposal systems.
No percolation data was submitted in the application materials. The permit data for the system located on
Lot 2 found the site required an engineered system due to a very slow perc rate (170 minutes per inch).
The existing septic system on the property is 4400 square feet in size. Therefore, the Department is
requesting that the applicant place primary and secondary septic envelopes on each lot (secondary only on
Lot 2) that meet all setbacks, including the 100 foot setback to the Ish Ditch, located along CR 38. The
Department further requests that language for the preservation and/or protection of the second absorption
field envelope be placed in the development covenants. The covenants should state that activities such as
landscaping (i.e. planting of trees and shrubs) and construction (i.e. auxiliary structures, dirt mounds, etc.)
activities are expressly prohibited in the designated absorption field envelope.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from Little Thompson Water District.
2. This subdivision is in rural Weld County and is not served by a municipal sanitary sewer system.
Sewage disposal shall be by septic systems designed in accordance with the regulations of the
Colorado Department of Public Health and Environment,Water Quality Control Division and the
Weld County Code in effect at the time of construction, repair, replacement, or modification of
the system.
3. Primary and secondary septic envelopes shall be placed on each lot(secondary only on Lot 2).
All septic system envelopes must meet all setbacks, including the 100-foot setback to any well.
4. Language for the preservation and/or protection of the absorption field envelopes shall be
placed in the development covenants. The covenants shall state that activities such as
permanent landscaping, structures, dirt mounds or other items are expressly prohibited in the
absorption field site.
5. The improvements on Lot 2 must be delineated on the plat, including the approximate location of
1
the existing septic system.
6. A stormwater discharge permit may be required for a development/redevelopment/construction
site where a contiguous or non-contiguous land disturbance is greater than or equal to one acre
in area. Contact the Water Quality Control Division of the Colorado Department of Public
Health and the Environment at www.cdphe.state.co.us/wq/PermitsUnit for more information.
7. 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.
8. 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.
9. 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.
10. "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\Pla nn i ng\chzone\MZ-1069.RTF
2
Weld County Referral
I n `y � December 14, 2004
(+ t eld County Planning Department
O GREE!_EY OFFICE
• DEC 2 9 2004
COLORADO • RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant David & Susanne Schwind Case Number MZ-1069
Please Reply By January 11, 2005 Planner Jacqueline Hatch
Project Minor Subdivision Change of Zone for The Highlands from (A)Agriculture to Estate
Zoning for 4 residential lots
Legal Lot A of RE-2651; Pt NW4 of Section 4, T3N, R68W of the 6th P.M., Weld County,
Colorado.
Location East of and adjacent to CR 5 and south of and adjacent to CR 38.
Parcel Number 1207 04 000046
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. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) February 15, 2005
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
0 We have reviewed the request and find qo conflicts with our interests.
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Agency o�} iUta.40- `�
+Weld County Planning Dept. ❖918 lath Street,Greeley, CO.80631 •:•(970)353-6100 ext.3540 +(970)304-6498 fax
STATE OF COLORADO
,,OFFICE OF THE STATE ENGINEER /of SOON
Division of Water Resources
Department of Natural Resources Hr1
1313 Sherman Street, Room 818
Denver,Colorado 80203 N`j. 11i6V�
Phone(303)866-3581
FAX(303)866-3589 January 4, 2005 Bill Owens
www.waterstate.co.us Weld County Planning Department Governor
Russell eD re
GREELEY OFFICE Executive Director
Ms. Jacqueline Hatch Hal a Simpson,P.E.
Weld County Planning Department JAN 1 0 2005 State Engineer
918 10th Street
Greeley, RECEIVED
Co 80631
Re: The Highlands (Schwind Subdivision)
Case No. MZ-1069
NW1/4, Sec. 4, T3N, R68W, 6th P.M.
Water Division 1, Water District 3
Dear Ms. Hatch:
We have reviewed the above referenced proposal to subdivide a 22.10-acre parcel into
4 single-family residential lots. The lot size will vary from approximately 3.4 to 6.2 acres. The
State Engineer's Office previously commented on this subdivision by our letter dated August 23,
2004 (copy enclosed) when the proposal was submitted as the Schwind Subdivision. A Water
Supply Information Summary Form provided with the submittal materials estimates the
household use water requirements for each the three additional lots in the proposed subdivision
will be 1/3 of an acre-foot, for a total of 1 acre-foot per year.
The referral material indicates the Little Thompson Water District (District) is still
proposed as the water provider for this development. Currently, an existing residence is located
on the property which appears to already have water service provided by the District. A Water
Extension Agreement from the District was submitted in this second referral for three additional
taps. The developer will be responsible for the extension of the water line to the subdivision.
Since no changes in the water supply for this development were identified in this
submittal, the comments from our letter dated August 23, 2004 still apply.
If you have any questions in this matter, please contact loana Comaniciu of this office.
Sincerely,
ck olfe, .
Chief of Water Supply
cc: Jim Hall, Division Engineer
George Varra, Water Commissioner, District 3
Water Supply Branch
DW/IC/The Highlands(Schwind Sub).
•
STATE OF COLORADO
" OFFICE OF THE STATE ENGINEERptoF'oot\o
Division of Water Resources DOER FY n/nB�epay
c
Department of Natural Resources OF
ment . .;
1313 Sherman Street,Room 818 '4 "let
Denver,Colorado 80203 - w ' •
tete
Phone(303)866-3581 ��/�� ® 2005 \
FAX(303)866-3589 August 23, 2004 ` i V Bill Owens
w.wwwater.state.co.us /►D Governor
Russell George
Executive Director
Mr. Kim Ogle Hal D.Simpson,P.E.
Weld County Planning Department State Engineer
1555 N 17th Avenue
Greeley, Co 80631
Re: Schwind Subdivision
Case No. MK-1069
NW1/4, Sec. 4,T3N, R68W, 6th P.M.
Water Division 1, Water District 3
Dear Mr. Ogle:
We have reviewed the above referenced proposal to subdivide a 22.10-acre parcel into
4 single-family residential lots, with the largest lot being approximately 6.6 acres and the
smallest lot being approximately 3.7 acres. No Water Supply Information Summary was
included in the referral material.
The Little Thompson Water District (District) has been proposed as the source of
domestic water, however no letter of commitment from the District was included in the submittal
material. The District will require the developer to purchase and transfer to the District 1.4
shares of the Colorado Big Thompson (CBT)water per lot prior to the tap activation.
Pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State Engineer's office offers the
opinion that with the District as the water supplier, the proposed water supply may be provided
without causing material injury to existing water rights and the supply is expected to be
adequate, provided the applicant obtain a written commitment for service from the District for
this development.
If you have any questions in this matter, please contact loana Comaniciu of this office.
ncerel ,
William H. Fro zak, Esq., P.E.
Chief of Water Supply
cc: Jim Hall, Division Engineer
George Varra, Water Commissioner, District 3
Water Supply Branch
Subdivision File
WHF/lC/Schwind Sub.
Weld County Planning Department
GREELEY OFFICE
JAN 1 3 2005
stv - -Vey RECEIVED
School Distract
January 11, 2005
Jacqueline Hatch
Weld County Planning Department
918 10th St.
Greeley, CO 80631
RE: The Highlands Minor Subdivision Change of Zone (Situate in the NW% of Section 4, T3N, R68W)
Dear Jacqueline:
Thank you for referring The Highlands Minor Subdivision Change of Zone to the School District. The District has
reviewed the development proposal in terms of (1) available school capacity, (2) required land dedications and/or
cash-in-lieu fees and (3) transportation considerations. After reviewing the above proposal, the School District
has no objections to its approval and finds that there is adequate available school capacity for this area.
The reasons for this position are as follows:
• None of the schools in this feeder exceed the 125%capacity benchmark. Under current analysis, there
appears to be sufficient capacity to support this development over the next 5-year period.
• Capacity calculations for this feeder include schools approved under the 2002 Bond that have not yet
been constructed. Until these facilities are constructed, some schools may experience some crowding
in the short term.
Should this development be approved, the options for managing the short term overcrowding while the new
schools are under construction may include adding modular classrooms and implementing split or staggered
schedules as needed. Other options may include but not be limited to implementing year-round schools or asking
voters to approve new bonds for additional school facilities or a mill levy for additional operating funds. It should
be noted that a lack of operating funds may be a factor in delaying construction and occupancy of new school
facilities in this area.
Detailed information on the specific capacity issues, the cash-in-lieu/land dedication requirements and
transportation impacts for this proposal follow in Attachment A. The recommendation of the District noted above
applies to the attendance boundaries current as of the date of this letter. These attendance boundaries may
change in the future as the new facilities are constructed and opened. If you have any further questions or
concerns regarding this referral, please feel free to contact me via e-mail at segrue glen@stvrain.k12.co.us or at
the number below.
SinceSely,
Glen Segrue, Al P
Planning Specialist
Enc: Exhibit A - Specific Project Analysis
Cash-in-lieu Chart
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY,LONGMONT,CO 80501.
SCOTT TOILLION,DIRECTOR.PHONE 303-682-7229. FAX 303-682-7344.
ATTACHMENT A-Specific Project Analysis
PROJECT: The Highlands Minor Subdivision Change of Zone
(1) SCHOOL CAPACITY
The Board of Education has established a District-wide policy of reviewing new development projects in terms of
the impact on existing and approved school facilities within the applicable feeder system. Any residential project
within the applicable feeder that causes the 125% school benchmark capacity to be exceeded within 5 years would
not be supported. This determination includes both existing facilities and planned facilities from a voter-approved
bond. The building capacity, including existing and new facilities, along with the impact of this proposal and all
other approved development projects for this feeder is noted in the chart below.
CAPACITY INFORMATION CAPACITY BENCHMARK
(includes projected students,plus development's student impact)
School Building Stdts. Stdt. 2004-2005 2005-2006 2006-2007 2007-2008 2008-2009
Level Capacity Oct-04 Impact Stdts Cap. Stdts Cap. Stdts Cap. Stdts Cap. stdts cap.
Elementary 504 451 1 460 91% 493 98% 503 100% 513 102% 533 106%
New Mid* 1836 1309 0 1335 73% 1390 76% 1408 77% 1461 80% 1507 82%
High School 2073 1446 1 1446 70% 1563 75% 1614 78% 1679 81% 1738 84%
Total 4272 2 3241 3446 3525 3653 3778
*combines capacities of existing schools and those approved in the 2002 bond that will alleviate this feeder
Specific comments concerning this proposal regarding School Capacity are as follows:
• Specific Impact- This application will add 3 new single-family dwelling units with a potential impact of 2
additional students in the Mead Elementary, Mead Middle and Skyline High School Feeder.
• Benchmark Determination - The School District anticipates that the necessary capacity is available to
serve this development proposal without triggering the 125% benchmark for school capacity within the next
five years.
• Additional Capacity Impacts— Middle School 7 is scheduled to open in the Fall of the 2005-06 school year
and will relieve Mead Middle School. A new high school has also been approved in the 2002 Bond and is
expected to be open within the next 5 years. However, the exact date of completion for this latter facility
remains to be determined and will depend on the rate of residential growth in this feeder and the
availability of operating funds.
(2) LAND DEDICATIONS AND CASH IN-LIEU FEES
The implementation of the Intergovernmental Agreement (IGA) Concerning Fair Contributions for Public School
Sites by Weld County requires that the applicant either dedicate land directly to the School District along with
provision of the adjacent infrastructure and/or pay cash-in-lieu (CIL) fees based on the student yield of the
development. CIL fees only provide funds for land acquisition, which is only a small component of providing
additional school capacity for a feeder. Specific comments regarding land dedications and CIL fees for this referral
are as follows:
• Dedication and/or Cash-in-lieu Requirements - The School District is not anticipating the need of another
school site in this area. Since no land dedication is required, Cash in-lieu fees will be assessed per the
attached chart.
• Number of Units covered by dedication/cash-in-lieu—all 3 units will be subject to the cash-in-lieu fees.
• Dedication/Cash-in-lieu Procedures - Cash-in-lieu payments are to be made to the St. Vrain Valley School
District Business Office—395 S. Pratt Parkway, Longmont, CO.
3)TRANSPORTATION/ACCESS
Transportation considerations for a project deal with busing and pedestrian access to and from the subdivision.
Pedestrian access, in particular, is an important goal of the School District in order to facilitate community
connection to schools and to minimize transportation costs. Specific comments for this application are as follows:
• Provision of Transportation - Busing for this project, under the current boundaries, would most likely be
provided.
• Pedestrian and Access Issues—Pedestrian access will not be an issue for this development because of its
rural location. The District does not request any changes that would further facilitate pedestrian access.
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY,LONGMONT,CO 80501.
SCOTT TOILLION,DIRECTOR.PHONE 303-682-7229. FAX 303-682-7344.
EXHIbi r A School . .Snning The lands
Standards And Change of Zone
Calculation of Weld County
Land Dedication Requirements
Single Family
School Planning Standards
Number Projected Student Site Size Acres of Developed
Of Student Facility Standard Land Land Cash-in-lieu
Units Yield Standard Acres Contribution Value Contribution
Elementary 3 0.35 525 10 0.02000 $35,000
1.05 Number of Students = No. of Units *Student Yield
Equaton: (Number of Students/Elem. Student Facility Size) *Elem. Site Size Standard=Acres of Land Contribution
Middle Level 3 0.14 750 25 0.01400 $35,000
0.42 Number of Students = No. of Units *Student Yield
Equation: (Number of Students/Middle Student Facility Size) *Middle Site Size Standard= Acres of Land Contribution
High School 3 0.17 1200 50 0.02125 $35,000
0.51 Number of Students = No. of Units *Student Yield
Equation: (Number of Students/High School Student Facility Size) *High School Site Size Standard= Acres of Land Contribution
Total 3 1.98 0.05525 $35,000 $1,934
Equation: Elem.Acreage+Middle Acreage+High School Acreage= Total Acres of Land Contribution
Single Family Student Yield is .63 $645
Per Unit
1/11/2005 Planning Department
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