HomeMy WebLinkAbout20052857.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Melody Homes—DR Horton Case Number PZ-1071
Submitted or Prepared
Prior to At
Hearing Hearing
ti 1 Staff Comments X
Department of Planning Services Field Check Form X
ti Letter to Applicant X
\' Affadavit of sign posting
Legal Notifications X
"' 2 Application X
Maps X
Deed/Easement Certificate X
Surrounding Property/Mineral Owners X
Utilities X
3 Referral List X
Referrals without comment X
Town of Frederick, referral received May 19,2005 X
4 Referrals with comments X
Weld County Department of Public Works, referral received June 1, 2005 (5 X
pages)
receiver-July- X
.213435--
Weld County Department of Health and Environment, referral received May 11, X
2005(2 pages)
Weld County Building Inspection, referral received May 13,2005(2 pages) X
Weld County Zoning Compliance Officer, referral received April 26, 2005 X
Weld County Building Tech, referral received April 28, 2005 (2 pages) X
Weld County Sheriff's Office, referral received May 6,2005 X
Colorado Division of Water Resources, referral received May 13, 2005 (8 pages) X
v Colorado Division of Wildlife, referral received May 19,2005(2 pages) X
Mountain View Fire Protection District, referral received May 2, 2005 (2 pages) X
Tri Area Ambulance District, referral received April 29, 2005 X
�., Colorado Department of Transportation, referral received June 17, 2005 X
N City of Longmont, referral received May 13, 2005 X
Town of Mead, referral received May 20, 2005 X �y �`R
('r -)d,tat,rt� )<,�.,[, it EXHIBI T
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✓ 2005-2857 1 A
•
Town of Mead, referral received May 25,2005 X
City of Dacono, referral received May 17, 2005 X
Colorado Geological Survey, referral received May 31, 2005 (2 pages) X
• Department of the Army—Corps of Engineers, referral received May 16, 2005 X
Longmont Soil Conservation District, referral received May 12, 2005 X
• 5 Surrounding Property Owners- Letters
• 6 PC Exhibits
X
• 6A Letter from Woodrow&Sobel, P.C. dated June 1, 2005 (2 pages) X
., 6B Letter from DR Horton to Molly Sommerville, Esq.of Woodrow&Sobel dated X
August 9,2005
• 6C Planning Commission Sign Posting Affadavit X
N 6D Letter to Kerr McGee from DR-Horton/Melody Homes dated August 10,2005 X
e 6E E-mail from Matthew Miller to Cathy Leslie dated November 11, 2004 X
• 6F Gas easement exhibit map X
• 6H Proposed setback elevation diagram X
V 61 Building Height diagram X
N 6J Letter to Weld County Planning Commission from Christopher Hayes of Bjork X
Lindsey Little PC dated August 16,2005
N 6K Memo from Planning Staff to Board of County Commissioners dated August 15, X
2005(2 pages)
• 6L Letter from Land Architects to Department of Planning Services dated August 16, X
2005
7 Planning Commission Resolution
I hereby certify that the Thirty Five items identified herein were submitted to the Department of Planning Services at or prior to the
scheduled Planning Commissioners hearing.
'WA JrA YN0(.Lt.Gi/----
Chris Gathman t• Planner II
� ,�.\ LAND USE APPLICATION
Y
(\/'P/� \111 SUMMARY SHEET
ADLER ESTATES
PLANNED UNIT DEVELOPMENT CHANGE OF ZONE
WIIIPe
COLORADO
CASE HEARING DATE: June 21, 2005
NUMBER: PZ-1071 Continued to August 16, 2005
PLANNER: Chris Gathman
APPLICANT: Floyd & Marion Adler/Melody Homes Inc. d.b.a DR Horton
C/O Land Architects, 9137 S. Ridgeline Blvd., Suite 130
Highlands Ranch, CO 80129
REQUEST: Request for a Change of Zone from (A)Agricultural to PUD for 833 single family
residential lots with (R-1) Low Density Residential uses and continuing Oil and Gas
Production along with an elementary School Site and 70.08 acres of open space in the
Mixed Use Development Overlay District.
LEGAL: The east 120 acres of the NE4 and Part of the SE4(68.579 acres more or less)of
Section 33 and Part of the SW4 (111.102 acres more or less)of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado
LOCATION: South of and adjacent to County Road 28; East and West of and adjacent to County
Road 7; north and south of and adjacent to County Road 26.5.
ACRES: +/-300
PARCEL#: 1207 33 000024, 1207 33 000030& 1207 34 000025
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Change of Zone application is listed in Section 27.6.120 of the Weld County
Code as follows
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Code Compliance referral received 4/26/2005
• Weld County Sheriffs Office referral received 5/6/2005
• Mountain View Fire Protection District referral received 5/2/2005
• Longmont Soil Conservation District referral received 5/12/2005
• St. Vrain Valley School District, RE-1J referral received 6/23/2005
• State of Colorado, Division of Water Resources referral received 5/13/2005
• Weld County Department of Building Inspection referral received 5/13/2005
• Weld County Department of Public Health & Environment referral received 5/11/2005
• City of Longmont referral received 5/13/2005
• State of Colorado, Division of Wildlife referral received 5/19/2005
• State of Colorado, Geological Survey referral received 5/31/2005
• Weld County Department of Public Works referral received 6/1/2005
• Tri-Area Ambulance District received 4/29/2005
► City of Dacono, referral received 5/17/2005
► Town of Frederick, referral received 5/19/005
► Department of the Army, Corps of Engineers referral received 5/16/2005
State of Colorado Department of Transportation, referral received 6/17/2005
• Weld County Building Inspection Department, addressing referral received 4/28/2005
• Town of Mead, referral received 5/20/2005 and 5/23/2005 I EXHIBIT
Referral responses were not received from the following agencies:
Liberty Gulch
Colorado State Parks
CHANGE OF ZONE
♦♦♦ T'� ADMINISTRATIVE RECOMMENDATION
Winne.
COLORADO
CASE HEARING DATE: June 21, 2005
NUMBER: PZ-1071 Continued to August 16, 2005
PLANNER: Chris Gathman
APPLICANT: Floyd & Marion Adler/Melody Homes d.b.a DR Horton
C/O Land Architects, 9137 S. Ridgeline Blvd., Ste. 130
Highlands Ranch, CO 80129
REQUEST: Request for a Change of Zone from (A) Agricultural to PUD for 833 single family
residential lots with (R-1) Low Density Residential uses and continuing Oil and Gas
Production along with an elementary School Site and 70.08 acres of open space in the
Mixed Use Development Overlay District.
LEGAL: The east 120 acres of the NE4 and Part of the SE4 (68.579 acres more or less) of
Section 33 and Part of the SW4 (111.102 acres more or less) of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado
LOCATION: South of and adjacent to County Road 28; East and West of and adjacent to County
Road 7; north and south of and adjacent to County Road 26.5
ACRES: 300+/-
PARCEL#: 1207 33 000024, 1207 33 000030 & 1207 34 000025
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 27-5-30
of the Weld County Code.
2. The submitted materials are in compliance with Section 27-6-120 of the Weld County Code as
follows:
A. Section 27-6-120.8.6.a The proposal is consistent with any intergovernmental agreement
in effect influencing the PUD and Chapters 19 (Coordinated Planning Agreements),
Chapter 22 (Comprehensive Plan), Chapter 23 (Zoning), Chapter 24 (Subdivision) and
Chapter 26 (Mixed Use Development) of this Code. The proposed site is not located
within an intergovernmental agreement area. The proposal is consistent with the
aforementioned documents as follows:
1) Section 22-2-110.B (UGB.Goal 2) states, "Concentrate urban development in or
adjacent to existing municipalities or the 1-25 Mixed Use Development area and
maintain urban growth boundary areas that provide an official designation
between future urban and non-urban uses." The proposed subdivision is located
within the Mixed Use Development(MUD) area, and within the Municipal Referral
Areas of the Town of Mead, City of Longmont, Town of Firestone and Town of
Frederick.
2) Section 22-2-230.A (MUD.Goal 1) states "To plan and to manage growth and to
provide for ease of inclusion in the 1-25 Mixed Use Development area and urban
development nodes so as to balance relevant fiscal, environmental, aesthetic
and economic components of the area." The proposal assures that new
development occurs in such a manner as to maintain an attractive working and
living environment. Further, all applicable standards and regulations, unless
otherwise modified herein, of Chapter 22, Chapter 23 and Chapter 26, along with
Chapter 27 shall be integrated in the design of the Final Plan.
3) Goal MUD.C. Goal 1 in Chapter 26, Article 1 Section 26-1-50.B.1.a of the Weld
County Code states, "Establish a sense of community identity within the Mixed
Use Development area by planning and managing residential, commercial,
industrial, environmental, aesthetic and economic components of the area." The
land uses shown on the change of zone plat reflect the uses shown on the MUD
Structural Land Use Map. (Map Number 2.1, dated June, 2005)
4) MUD.C. Goal 3 in Chapter 26, Article 1 Section 26-1-50.B.3.a of the Weld County
Code states, "Community form and identity shall be encouraged through the
enhancement and preservation of natural resources and features." Where
feasible, drainage ways shall be maintained in their natural state to ensure
optimal re-charge (MUD.C. Policy 3.2, Section 26-1-50.B.3.c). Impacts to air
quality will be minimized (MUD.C. Policy 3.3, Section 26-1-50.B.3.d). Disturbed
areas will be re-vegetated immediately following construction. In order to
minimize wind and soil erosion, temporary stabilization measures will be
established until permanent cover is in place. (MUD.C. Policy 3.5, Section 26-1-
50.B.3.f). Native species have been selected for some of the re-vegetation.
(MUD.C. Policy 3.6, Section 26-1-50.B.3.g).
5) Section 22-3-140.B TGoal 2. states "A Countywide trail system should be
considered to service transportation and recreation purposes." Several
pedestrian and open space connections are provided to connect the three
phases of the development and the surrounding area.
6) Section 22-3-140.A. Goal 1. states "Provide a unified and coordinated
countywide street and highway system which moves people and goods in a safe,
economical, and efficient manner. The proposed development will comply with
Sections 22-3-60 through 22-3-140 of the Weld County Code. Access to the
development will preserve the existing and future function of roads and highways
affected by this proposed development. Traffic generated by the proposed
development will conform to the recommendations and requirements of the
Department of Public Works, the Town of Mead and the Colorado Department of
Transportation (CDOT) per attached conditions of approval.
7) Section 26-1-50.B.4.c MUD.C.Policy 4.2 of the Weld County Code states, "All
proposals for commercial, industrial and residential development within the 1-25
Mixed Use Development area and urban development node overlay district
should use the Planned Unit Development application process and regulations."
The Planned Unit Development process allows developers flexibility and variety
needed to offer a range of products, services and uses. It will also give the
developer an opportunity to explain the development plans to surrounding land
owners and the County so that important information about land use compatibility
and services, facilities or utilities needed to serve the proposal are determined to
be adequate.
B. Section 27-6-120.6.6.6 - The uses which would be allowed in the proposed PUD will
conform with the Performance Standards of the PUD Zone District contained in Article II,
Chapter 27 of this Code.
Section 27-2-20 Access Standards
Access to this PUD will be off of County Road 7, County Road 26.5 and County Road 28.
County Road 7 runs through the middle of this proposed development between the
Northwest and Southwest phases to the west and the Southeast phase to the east.
County Road 26 is located along the southern boundary of this site.
Further, the internal roads as proposed shall meet all the requirements of Chapter 24 and
Chapter 26 of the Weld County Code.
The application is within the Weld County Road Impact Program, Ordinance 2002-11,
Section 20-1-10 of the Weld County Code and shall require the payment of road impact
fees at the time a building permit is applied for as addressed through Section 20-1-200.
Section 27-2-30 Buffering and Screening
An open space buffer is proposed on all sides of the development between the residential
components of the development and adjacent roads and properties including the
proposed regional high school and county roads 7, 26.5 and 28.
The site shall maintain compliance with the Mixed Use Development standards regarding
screening and buffering of the property, per Section 26-2-70, Landscape Regulations of
the Weld County Code.
Section 27-2-40. Bulk Requirements
The applicant has proposed a deviation from the bulk requirements as set out in the Weld
County Code, Table 23.4 for the residential component. Four-Hundred and Twenty-Four
(424) of the proposed single family lots are designated to be no larger than 5,500 square
feet. This is less than the minimum lot size of six-thousand (6,000) square feet per lot
under the R-1(Low-Density Residential) Zone District requirements. The remaining lots
meet R-1 (Low-Density Residential) lot size requirements.
The Department of Planning Services is requiring that building setback envelopes with
overhangs noted be designated within this subdivision per the attached conditions of
approval. The applicants are proposing to vary from the R-1 offset requirement of one(1)
foot for each three (3) feet of building height by proposing a minimum five (5) foot clear
zone with an additional 2.5 foot zone to include any appurtenances (counter forts,
eaves...) Depending on the height of the proposed residences, the applicants may
The applicant has also proposed a deviation from the 350-foot setback for oil and gas
production facilities as required for R-1 (Low Density Residential) uses under Section 23-
3-160.F of the Weld County Code. Proposed lots will be setback a minimum of (200)
two-hundred feet from existing oil and gas production facilities.
Section 27-2-50. Circulation
Development within a PUD Zone District shall be designed and constructed to include
adequate, safe and convenient arrangements for pedestrian and vehicular circulation, off-
street parking and loading space. Pedestrian and vehicular circulation shall relate to the
circulation system external to a PUD Zone District. All streets within the PUD Zone
District, whether private or public shall be designed and constructed to meet the
requirements of the Weld County Public Works Department, Chapter 24 (Subdivision)
and Chapter 26 (MUD), of the Weld County Code and the Colorado Department of
Transportation, if applicable, unless otherwise modified herein.
Section 27-2-60. Common Open Space
As proposed, the site does meet the open space requirements of Chapter 27 and
Chapter 26 (MUD). The property meets the Twenty (20%) open space requirement outlined in Table
26.1 of the Mixed Use Development chapter of the Weld County Code.
Section 27-2-90. Filing
r
The applicant has indicated that the development will occur in five (5) phases.
Section 27-2-100. Landscaping Standards
This proposal shall adhere to Section 24-9-10, Section 26-2-70, and Section 27-2-100 of
the Weld County Code. A detailed landscape, berm and screening plan along with a
maintenance and planting schedule shall be submitted with the Final Plan application.
The applicant has submitted a proposed entry sign obelisk monument that is
approximately twenty (20) feet wide by four (4)feet wide at the base. The Department of
Planning Services has consistently required that entry signs for PUDs be no larger than
32 square feet, per Section 23-4-80 of the Weld County Code. The applicants are
asking to vary from this standard.
Section 27-2-120. Mixed Use Development Area (MUD}
This proposal is located within the MUD area and adheres to Chapter 26 of the Weld
County Code when the attached conditions are met.
Section 27-2-130. Monuments
Permanent reference monuments shall be set on the Planned Unit Development
according to Chapter 24 of the Weld County Code and Section 30-51-101, et seq.,
Colorado Revised Statues.
Section 27-2-150. Parking Requirements
All parking and loading areas shall meet the requirements of Chapter 23, Article IV,
Division I of the Weld County Code. Adequate parking spaces and internal pedestrian
circulation shall be designed to meet requirements of the Americans with Disabilities Act
and shall be illustrated on the Change of Zone plat.
Section 27-2-160. Phasing
A Final Plan may develop in phases within a PUD. The applicant has indicated that the
development will occur in multiple filings and phases. Each Filing shall adhere to the
requirements of the Change of Zone.
Section 27-2-190. Urban Scale Development
For the purpose of review, this application is considered urban scale and shall adhere to
the requirements of urban type developments.
Section 27-2-200. Uses
The applicant shall provide a conceptual time frame for the completion of the project,
including future amenities and landscape treatment of adjacent streets and properties
prior to recording the Change of Zone Plat. The Plat shall be amended to reflect this time
frame.
C. Section 27-6-120.6.c - That the uses which would be permitted shall be compatible with
the existing or future development of the surrounding area as permitted by the existing
Zoning, and with the future development as projected by Chapter 22 of this Code or
master plans of affected municipalities.
The City of Longmont, in their referral received May 13, 2005, requests a minimum buffer
of 300-feet on the east side of Liberty Gulch as previously stated in their sketch plan
comments for this case.
The Town of Mead, in their referral dated May 16, 2005 objects to the development being
considered an unincorporated subdivision and requests that the County refer them to
petitiion to the Town of Mead for Annexation. The Town of Mead also indicated that they
object to the requirement that the applicant refer to the Town of Longmont
Comprehensive Plan while the Town of Mead is ignored.
The Town of Mead, in their supplemental referral dated May 23, 2005, states that the
Town still desires to work with all parties and requests that additional lanes at the
intersection of County Road 7 and State Highway 66 (as identified in the May 17 Traffic
Impact Study) be installed and that paving of County Road 7 from County Road 28 to
State Highway 66 be completed. The above improvements should be completed
concurrent with Phase I of the project and it is requested that no Certificates of
Occupancy will be issued for the project until the above improvements are completed.
The City of Dacono, in their referral dated May 16, 2005, states that this is urban
development that is appropriate for a town or city and not appropriate for a county.
The Town of Frederick, in their referral dated May 19, 2005, states that it finds no conflict
with its interests.
Referral comments from municipalities are addressed through attached conditions of
approval and development standards.
The proposed PUD does meet the intent and is in compliance with the Weld County MUD
Structural 2.1 Land Use Map dated June 2005. The proposed site is surrounded by
agricultural land. A proposed St. Vrain Valley School District Regional High School site is
located to the north of the proposed Southeast Phase of the development. The Liberty
Gulch runs along the western edge of the proposed PUD.
D. Section 27-6-120.6.d - That the PUD Zone District shall be serviced by an adequate
water supply and sewage disposal system in compliance with the Performance
Standards in Article Il of this Code.
A signed and notorized water service agreement between the applicant and Long's Peak
Water District for domestic use has been provided with the application materials. It has
been reviewed and approved as to form by Lee Morrison, Assistant County Attorney.
The referral dated May 13, 2005 from the Office of the State Engineer, Division of Water
Resources stated that :"the proposed water supply may be provided without causing
material injury to existing water rights and the supply is expected to be adequate
contigent upon obtaining a letter of commitment from the district and contigent upon
completion of the District's improvements to its facilities."
The applicants have indicated that irrigation water for open space and lawns will be
provided by Long's Peak Water District as well. Provisions for irrigation water are
provided in the Long's Peak Water District Subdivision Service Agreement for Adler
Estates.
The applicant has also provided a signed and notorized sewer service agreement with
the Saint Vrain Sanitation District.
The Department of Public Health and Environment indicated in their referral dated May 9,
2005 that the application has satisfied Chapter 27 of the Weld County Code in regard to
water and sewer service.
E. Section 27-6-120.6.e - That street or highway facilities providing access to the property are
adequate in functional classification, width, and structural capacity to meet the traffic
requirements of the uses of the proposed PUD Zone District.
The Weld County Public Works Department has reviewed the proposal
and has determined the internal streets meet the requirements of Chapter 24 of the Weld
County Code. Roadway plans will be required at final plat per the Department of Public
Works.
All internal road rights-of-way should be dedicated to the public, and the roads designed
and constructed to County standards. At the final plat phase for each development
phase, road construction plans, improvement agreements and collateral will be required
in accordance with County policies.
Weld County Code Section 22-2-220, of the Comprehensive Plan, addresses
interconnection of community. Connectivity of roadway systems between neighborhoods
is critical. It reduces trip lengths between neighborhoods and helps to reduce traffic
congestion. New development should be configured as neighborhoods, not isolated
enclaves.
The Department of Public Works is requiring that the southeast phase of the
development address future connectivity with adjacent parcels to the east and south.
F. Section 27-6-120.6.f - An off-site road improvements agreement and an on-site
improvements agreement proposal is in compliance with Chapter 24 of the Weld County
Code as amended and a road improvements agreement is complete and has been
submitted, if applicable.
Development Standards and Conditions of Approval ensure compliance with Chapter 24,
Article VII, and Sections 24-9-10 and 24-9-20 of the Weld County Code.
The Weld County Public Works Department and Department of Planning Services, the
Town of Mead and the Colorado Department of Transportation (CDOT) shall require an
Off-Site (Private) and On-Site (Public) Improvements Agreement in accordance with
Section 27-6-120.6.f of the Weld County Code at the time of Final Plat application.
G. Section 27-6-120.6.g - That there has been compliance with the applicable requirements
contained in Chapter 23 regarding overlay districts, commercial mineral deposits, and soil
conditions on the subject site.
The Colorado Geological Survey, in their referral letter dated May 16, 2005 indicated
concerns with groundwater/drainage on the site (referring to a supplemental
Geotechnical Investigation by Terracon (12-14-04), and a letter and map regarding the
Groundwater Management/Soil Treatment of the Adler Property by Terracon (1-17-05).
Their referral states, "Groundwater was found at depths of 2 to 13 feet throughout the
property. Terracon recommends against basement construction in the center of the
property due to shallow groundwater. This should be on the plat notes and be a
condition of plat approval. The site specific subsurface investigations should note depth
to groundwater and make recommendations for subsurface construction."
The engineering report dated December 14, 2004 and subsequent letter dated January
17, 2005 from Terracon indicates that an underdrain system will be installed within the
subdivision to draw down the water table. In addition, fill will be placed in areas of
shallow groundwater to provide a minimum 1-3 foot clearance between the groundwater
table and the bottom of the basements. Perimeter drains are planned around all
basements.
The Weld County Department of Public Works in their referral dated May 31, 2005,
stated that The Preliminary Drainage Report for Adler Estates, January 2005, by Kurt R.
Rollin, P.E. with Tetra Tech RMC is generally acceptable as a master drainage and
grading plan for the Change of Zone request. A final drainage plan for each final plat (development
phase) application shall be submitted.
A final drainage report(s) must be stamped, signed and dated by a professional engineer
licensed in the State of Colorado and submitted at final plat for each development phase.
The applicant must address the small "dam"features along Liberty Gulch in the vicinity of
the proposed development, as well as down stream. Final drainage construction plans,
conforming to the drainage report, shall be submitted with each filing and phase.
In the referral response dated May 13, 2005, the Weld County Building Inspection
Department states "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."
H. Section 27-6-120.6.h - Consistency exists between the proposed zone district(s), uses,
the specific or conceptual development guide.
The proposal shall be consistent with the PUD with (R-1) Low Density Residential with
the exception of lot size requirements, building setbacks, and oil and gas setbacks in the
Mixed Use Development Overlay District.
3. The submitted materials are in compliance with Section 27-6-30 of the Weld County Code, as
follows:
Section 26-6-40
Wildlife Impacts - A referral dated May 15, 2005 from the Colorado Division of Wildlife stated that
the property is currently agricultural land and generally cannot be considered as critical habitat for
any wildlife species. The Liberty Gulch area should be maintained as an open corridor and
improved and enhanced with native vegetation.
The applicant has indicated that they are proposing to revegetate the Liberty Gulch area per the
Colorado Division of Wildlife recommendation in the Preliminary Site Improvement plans.
The Department of Public Health and Environment in their referral dated May 9, 2005 states "The
initial impact plan submitted in the application materials appears to address all the environmental
impacts of Section 27-6-40."
Section 27-6-50 Service Provision Impacts:
Schools - The application indicates that Adler Estates PUD has agreed to participate in the St.
Vrain Valley School District impact fee program. A 10-acre elementary school site has been
provided at the request of the school district.
Fire Protection - Fire protection will be provided by the Mountain View Fire Protection District
Ambulance - The PUD will be serviced by Mountain View Fire Protection District. The applicant
will continue to work with Mountain View to ensure that all development within the PUD will be
accessible and meet all requirements of Mountain View as discussed under the heading of fire
Protection.
Transportation — The application states that "the applicant has agreed to the on-site and off-site
roadway improvements as outlined in the February 4, 2005 letter of understanding from the Weld
County Department of Public Works.
Traffic Impact Analysis
A traffic impact study dated May 17, 2004 was submitted by Eugene G. Coppala P.E. Public
Works is requiring a final traffic impact study to be submitted with the final plan application(s)
taking into account the final street layout and traffic studies.
Section 27-6-60 Landscaping Elements:
The applicant shall submit a revised Comprehensive Landscape Plan in accordance with this
Section of the Weld County Code.
A detailed landscape, berm and screening plan along with maintenance and planting schedule
shall be submitted with the Final Plan application.
Section 27-6-70. Site Design:
Compatibility of Uses to Areas Surrounding the PUD — The proposed PUD is currently
surrounded by agricultural land. A future high school site is indicated to the north of proposed
filings 4 and 5 of this PUD. Generous landscaped areas and setbacks help to buffer the
surrounding single family lots from the adjacent arterial roads and surrounding properties. The
program uses and scale of building types within the development are compatible as proposed.
Hazard Districts -The proposed PUD Zone District is not located within a Flood Hazard, Geologic
Hazard or Airport Overlay District.
Section 27-6-80. Common Open Space Usage:
The application states that 70 acres of open space or approximately 23% of the site is common
open space. As proposed, the site does meet the open space requirements of Chapter 26 and
Chapter 27 of the Weld County Code.
Three tot lots, a swimming pool, a roller hockey rink and a basketball court are indicated in the
three main designated park areas along with a trails system in the open space areas on the
perimeter of the development along that also provides connections to the residential portions of
the development. Trail connections to adjacent properties are indicated in the northwest
boundary of the site (along County Road 28), the southern boundary of the site, and the eastern
boundary of the site (along County Road 26.5).
In the referral response from the City of Longmont dated May 13, 2005, the City recommends a
300-foot buffer along the east side of Liberty Gulch be implemented. The applicants are
proposing a setback of 100-500 feet along Liberty Gulch.
The Department of Public Health and Environment, in their referral dated May 9, 2005,
recommends that permanent restroom and handwashing facilities be placed in close proximity to
public gathering areas. The applicant's have indicated that they will provide two permanent
restroom facilities. One will be adjacent to the pool and roller hockey facilities and another will be
adjacent to the tot lot and basketball court. They have also agreed to provide a concrete pad and
screen fence for a future portable restroom facility in the phase one and phase three pocket
parks.
Section 27-6-90. Proposed Signs:
The applicants have submitted elevations for a proposed obelisk sign to serve as an identification
sign for the proposed PUD. The proposed obelisk sign is larger than 32-square feet standard for
PUD entrance signs per Section 23-4-80.A.2 of the Weld County Code. The applicants are
requesting a waiver from this standard.
Section 27-6-100. MUD Impacts:
The proposed change of zone does lie within the Mixed Use Development area, and requires
adherence to all criteria outlined in Chapter 26 of the Weld County Code, or as modified in the
application materials.
This Approval recommendation is based upon compliance with Chapter 27 requirements.
The Change of Zone from (A) Agricultural to PUD for 833 single-family lots with R-1 (Low Density
Residential) uses along with 70.08 Acres of open space in the Mixed Use Development Overlay District is
conditional upon the following:
r
1. Prior to scheduling Board of County Commissioners hearing:
A. The applicant shall submit an agreement with the properties mineral owners/leasehold
interests stipulating that oil and gas activities have been adequately incorporated into the
design of the site or provide written and/or graphic evidence that an adequate attempt
has been made to mitigate the concerns of the mineral owners/leasehold interests.
(Department of Planning Services)
2. Prior to recording the Change of Zone plat:
A. All proposed street names shall be submitted to the Mountain View Fire Protection
District and the Longmont Post Office for review. (Department of Planning Services)
B. Location of proposed mail boxes shall be reviewed by the Post Office. Evidence of Post
Office approval shall be submitted to the Department of Planning Services. (Department
of Planning Services)
C. The Change of Zone plat shall meet all requirements of Section 27-9-20 of the Weld
County Code. (Department of Planning Services)
D. The applicant shall submit a proposed estimate for time of construction of the PUD.
(Department of Planning Services)
E. The applicant shall attempt to address the concerns of the City of Longmont, as stated in
their referral dated May 13, 2005. Written evidence of such shall be provided to the
Department of Planning Services. (City of Longmont)
F. The applicant shall address the concerns of the Weld County Sheriff's office, as stated in
a memo dated May 6, 2005 and incorporate remedies for these concerns. Written
evidence of a solution shall be provided to the Department of Planning Services. (Weld
County Sheriffs Office)
G. The applicant shall attempt to address the requirements/concerns of the Longmont Soil
Conservation District as stated in their referral dated May 6, 2005. Written evidence of
such shall be provided to the Department of Planning Services. (Longmont Soil
Conservation District)
H. The applicant shall attempt to address the requirements/concerns of the Colorado
Division of Wildlife as stated in their referral dated May 15, 2005. Written evidence of
such shall be provided to the Department of Planning Services. (Colorado Division of
Wildlife)
The applicant shall provide written evidence from the Colorado Geological Survey that
their issues/concerns with groundwater/drainage and future basement construction as
stated in their referral dated May 16, 2005 have been addressed and basements can be
constructed on the lots located within the high groundwater areas or a plat note shall
indicate which lots should not have basements. (Colorado Geological Survey)
J. The applicant has proposed trees to line the interior roadways. It is unclear if these trees
are to be in the individual lots or the road right-of-way. If they are intended to be in the
individual lots the covenants need to ensure that their placement does not interfere with
utility easements. Utility easements are addressed in section 24-7-60 of the Weld County
Code. (Department of Planning Services)
3. In accordance with Weld County Code Ordinance 2005-7 approved June 1, 2005, should the plat
not be recorded within the required thirty (30) days from the date of the Board of County Commissioners
hearing a $50.00 recording continuance charge shall be added for each additional 3 month
period. (Department of Planning Services)
4. The plat shall be amended to include the following:
A. The proposed locations of the oil and gas drilling envelopes (if no agreement is reached)
and the existing oil and gas facilities on site, including all easements associated with
these facilities. (Department of Planning Services)
B. Weld County's Right to Farm note as delineated in Appendix 22-E of the Weld County
Code. (Department of Planning Services)
C. A bike lane adjacent to the outside through lanes must be added to roadway cross-
section (Section A). The bike lane should be six-feet in width. (Department of Public
Works)
D. A typical alley cross-section shall be indicated. (Department of Public Works)
E. A typical 80-foot Collector roadway cross-section shall be indicated. The typical roadway
section of the interior roadway shall be shown as two 12-foot paved lanes with 8-foot
paved parking lanes on the change of zone plat (the traffic impact study shall classify
interior roadways of the development). The MUD shall require curb, gutter and sidewalk.
(Department of Public Works)
F. Building envelopes with overhang areas noted shall be indicated. (Department of
Planning Services)
G. County Road 7 is classified by the Weld County 1-25 Parallel Arterial Study as a major
arterial road which required 140-feet of right-of-way. If the right-of-way cannot be
verified, it shall be dedicated on the final plat. (Department of Public Works)
H. County Road 28 is classified by the Weld County 1-25 Parallel Arterial Study as a major
arterial road and required 140-feet of right-of-way. If the right-of-way cannot be verified, it
shall be dedicated on the final plat. (Department of Public Works)
County Road 26 is classified as a 4-lane major arterial road and requires a 110-foot right-
of-way. (Department of Public Works)
K. The Change of Zone plat map shall be submitted to the Department of Planning Services'
for recording within Sixty (60) days of approval by the Board of County Commissioners.
With the Change of Zone plat map, the applicant shall submit a digital file of all drawings
associated with the Change of Zone application. Acceptable CAD formats are .dwg, .dxf,
and .dgn (Microstation); acceptable GIS formats are .shp (Shape Files), Arclnfo
Coverages and Arclnfo Export files format type is .e00. The preferred format for Images
is .tif(Group 4) ... (Group 6 is not acceptable). (Department of Planning Services)
5. The Change of Zone is conditional upon the following and that each shall be placed on the
Change of Zone plat as notes prior to recording:
A. The site specific development plan is for a PUD change of zone from (A) Agricultural to
PUD with (R-1) Low Density Residential and continuing Oil and Gas Production Uses in
the Mixed Use Development Overlay District as indicated in the application materials on
file in the Department of Planning Services and subject and governed by the Conditions
of Approval stated hereon and all applicable Weld County Regulations. The (R-1) Low
Density Residential lots shall comply with all (R-1) requirements with the exception of
minimum lot size, oil and gas setbacks and building offsets. Noncompliance with any of
the foregoing Conditions of Approval may be reason for revocation of the Permit by the
Board of County Commissioners.
B. Approval of this plan may create a vested property right pursuant to Article VIII, Section
23-8-50 of the Weld County Code. (Department of Planning Services)
C. Adler Estates PUD shall obtain water from Long's Peak Water District. (Department of
Public Health and Environment)
D. Adler Estates PUD shall obtain sewer service from St. Vrain Sanitation District.
(Department of Public Health and Environment)
E. A stormwater discharge permit is required for a development /redevelopment
/construction site where a contiguous or non-contiguous land disturbance is greater than
or equal one acre in area. Contact the Water Quality Control Division of the Colorado
Department of Public Health and Environment at www.cdphe.state.co.us/wq/PermitsUnit
for more information. (Department of Public Health and Environment)
F. If land development creates more than a 25 acre contiguous disturbance, or exceeds six
(6) months in duration, the responsible party shall prepare a fugitive dust control plan,
submit an Air Pollution Emissions Notice (A.P.E.N.), and apply for a permit from the
Colorado Department of Public Health and Environment. (Department of Public Health
and Environment)
G. During the development of the site, all land disturbance shall be conducted so that
nuisance conditions are not created. If dust emissions create nuisance conditions, at the
request of the Weld County Department of Public Health and Environment, a Fugitive
Dust Control Plan must be submitted. (Department of Public Health and Environment)
H. In accordance with the Regulations of the Colorado Air Quality Control Commission, any
development that disturbs more than five acres of land must incorporate all available and
practical methods which are technologically feasible and economically reasonable in
order to minimize dust emissions. (Department of Public Health and Environment)
^ I. The pedestrian school crossing at the intersection of County Road 7 and County 26.5 to
the Future St. Vrain School Site shall be signalized. (Department of Public Works)
J. Permanent restroom and handwashing facilities shall be provided within easy access of
the public gathering areas. (Department of Public Health and Environment)
K. Building permits shall be obtained prior to any construction. A separate permit will be
required for each structure. Permits are required for structures such as bus shelters or
entrance gates. (Department of Building Inspection)
L. A plan review is required for each building for which a building permit is required. Plans
shall include a floor plan. Residential building plans may be required to bear the wet
stamp of a Colorado registered architect or engineer. (Department of Building
Inspection)
M. Buildings shall conform to the requirements of the codes adopted by Weld County at the
time of permit application. Current adopted codes include the 2003 International
Residential Code; 2003 International Building Code; 2003 International Mechanical Code;
2003 International Plumbing Code; 2002 National Electrical Code and Chapter 29 of the
Weld County Code. (Department of Building Inspection).
N. Each residential building will require an engineered foundation based on a site-specific
geotechnical report or an open hole inspection performed by a Colorado registered
engineer. Engineered foundations shall be designed by a Colorado registered engineer.
(Department of Building Inspection)
O. Building height shall be measured in accordance with the 2003 International Building
Code for the purpose of determining the maximum building size and height for various
uses and types of construction and to determine compliance with the Bulk Requirements
from Chapter 23 of the Weld County Code. Building height shall be measured in accordance with
Chapter 23 of the Weld County Code in order to determine compliance with offset and
setback requirements. Offset and setbacks are measured from the farthest projection
from the building. An ILC (Improvement Lot Certificate) will be required for each building
showing the building height as measured according to Chapter 23 of the Weld County
Code as well as the offset and setback distances to property lines. The ILC, bearing the
stamp of a Colorado registered engineer or the certification of a Colorado registered
surveyor, will be required prior to the frame inspection. (Departments of Building
Inspection and Planning Services)
P. All signs including entrance signs shall require building permits. Signs shall adhere to
Section 26-2-90 and Section 23-4-100 of the Weld County Code. These requirements
shall apply to all temporary and permanent signs. With each Filing, The applicant shall
follow the approved Sign Plan. (Department of Building Inspection, Department of
Planning Services)
Q. Effective January 1, 2003, Building Permits issued on the proposed lots will be required
to adhere to the fee structure of the County Road Impact Program Area. (Ordinance
2002-11) (Department of Planning Services)
R. Short term improvements in the form of additional lanes on all legs of the intersection of
County Road 7 and State Highway 66, as identified in the Traffic Impact Study — Adler
Esates — Weld County, Colorado dated May 17, 2004 Traffic Impact Study are to be
installed, and paving of County Road 7 from County Road 28 to State Highway 66 is to
be completed to allow the roadways listed to function at an acceptable level of service.
These improvements are to be completed concurrent with Phase I of the project, and that
no certificates of occupancy are to be issued for the project until all of these
improvements identified are completed. (Town of Mead)
S. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code.
(Department of Planning Services)
T. The property owner shall be responsible for complying with the Performance Standards
of Chapter 27, Article II, of the Weld County Code. (Department of Planning Services)
U. The property owner shall be responsible for complying with Chapter 27, Article VIII, of the
Weld County Code. (Department of Planning Services)
V. The property owner shall be responsible for complying with the criteria of Chapter 26 of
the Weld County Code. (Department of Planning Services)
W. Personnel from the Weld County Government shall be granted access onto the property
at any reasonable time in order to ensure the activities carried out on the property comply
with the Development Standards stated herein and all applicable Weld County
Regulations. (Department of Planning Services)
X. The property owner shall be responsible for maintaining compliance with Section 26-2-
100 of the Weld County Code. (Department of Planning Services)
Y. No development activity shall commence on the property, nor shall any building permits
be issued on the property until the final plan as been approved and recorded.
(Department of Planning Services)
Z. All landscaping within the site distance triangles must be less than 31/2 feet in height at
maturity. (Department of Planning Services)
M. A Home Owner's Association shall be established prior to the sale of any lot.
Membership in the Association is mandatory for each parcel owner. The Association is
responsible for liability insurance, taxes and maintenance of open space, streets, private
utilities and other facilities. Open space restrictions are permanent. (Department of
Planning Services)
BB. The property owner shall allow any mineral owner or lessee the right of ingress or egress
for the purpose or exploration development, completion, re-completion, re-entry,
production and maintenance operations associated with existing or future operations
located on these lands. Installation of utilities shall comply with Section 24-9-10 of the
Weld County Code. (Department of Planning Services)
CC. Adler Estates PUD shall comply with Section 27-8-50 Weld County Code, as follows:
Failure to submit a Planned Unit Development Final Plan - If a PUD Final Plan application
is not submitted within three (3) years of the date of the approval of the PUD Zone
District, the Board of County Commissioners shall require the landowner to appear before
it and present evidence substantiating that the PUD project has not been abandoned and
that applicant possesses the willingness and ability to continue with the submittal of the
PUD Final Plan. The Board may extend the date for the submittal of the PUD Final Plan
application and shall annually require the applicant to demonstrate that the PUD has not
been abandoned. If the Board determines that conditions or statements made supporting
the original approval of the PUD Zone District have changed or that the landowner cannot
implement the PUD Final Plan, the Board of County Commissioners may, at a public
hearing revoke the PUD Zone District and order the recorded PUD Zone District reverted
to the original Zone District. (Department of Planning Services)
6. At the time of Final Plan submittal:
A. The applicant shall submit a final drainage report, stamped, signed and dated by a
professional engineer licensed in the State of Colorado to the Department of Public
Works for approval with each final plan (phase) of the PUD. The final drainage report(s)
shall contain/address the following items:
The final drainage report shall include Water Quality Capture Volume (WQCV)
analysis. The volume must be conducted as the 2-yr. storm with a 24-hr drain
time. Please refer to Urban Drainage, Volume 3.
* Public Works is generally agreeable with the engineer's approach to stormwater
runoff and will support the "no detention" option, provided there are no hazards
downstream. This evidence must be included as analysis in the final drainage
plan to be submitted with each phase of the PUD.
* The final drainage report(s) 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. (Department of Public Works)
B. 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. (Department of Public Works)
C. The applicant shall submit a plan delineating all fire hydrant locations, the specific size of
the water mains, and the projected flow rate for each Filing. The submittal must include a
water supply analysis indicating the available fire flow at the most demanding point in the
water system. (Mountain View Fire Protection District)
D. 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 each final plan (phase) application. (Department of Public Works)
E. The applicant shall submit stamped, signed and dated final plat drawings and
roadway/construction & grading plan drawings for review by the Department of Public
Works. Construction details must be included. Stop signs and street name signs will be
required at all intersections and shown as a signing plan on the final roadway plans. The
current edition of the Manual on Uniform Traffic Control Devices (MUTCD) shall govern
the signing plan. (Department of Public Works)
F. The applicant shall provide a pavement design prepared by a professional engineer. The
minimal acceptable pavement section for Weld County is 3-inches HBP over 6-inches
ABC.
G. Easements shall be shown on the final plat in accordance with County standards (Sect.
24-7-60) and/or the recommendations of the recommendations of the Utility Board.
(Departments of Public Works and Planning Services)
H. Intersection site 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 and final plat. (Department of Public Works and
Planning Services)
The applicant shall discuss more fully the parking for the proposed community swimming
pool and basketball court at the final plan (phase). (Department of Public Works)
J. The applicant must handle the pedestrian traffic in the roadway system perimeter of the
proposed school site. Also, pedestrian impacts (pertaining to the proposed on-site and
off-site school sites) to associated pedestrian crossings of County Road 7 and County
Road 28.5 shall be determined. (Department of Public Works)
K. Future interconnectivity must be discussed at the final plan (phase). The proposed
southeast parcel (south of CR 28.5 and east of CR 7) must address future
interconnectivity to adjacent parcels located to the east and south. (Department of Public
r
Works)
L. County Road 28.5 at Liberty Gulch must be barricaded and shown as such on the final
plan (phase). (Department of Public Works)
M. The applicant shall submitted to Public Works stamped, signed and dated final plat
drawings and roadway/construction & grading plan drawings for review with the final plan
(phase) application and approval. Construction details must be included. Stop signs and
street name signs will be required at all intersections and shown as a signing plan on the
final roadway plans. The current edition of the Manual on Uniform Traffic Control
Devices (MUTCD)shall govern the signing plan. (Department of Public Works)
N. The applicant shall submit an on-site (Private) and off-site (Public) Improvements
Agreement that addresses all improvements associated with this development, per
compliance with Section 24-9-10 of the Weld County Code. (Department of Planning
Services)
O. The applicant shall submit evidence to the Department of Planning Services that approval
was received from the Department of Public Works of an Improvements Agreement
Regarding Collateral for the Transportation and Non-Transportation portion of the PUD.
(DepartmentsofPublicWorksandPlanningServices)
orksandPlan ningServices)
P. Service Provision Impacts for ambulance shall be addressed as required by Section 27-
6-50.B.4 of the Weld County Code. (Department of Planning Services)
Q. The landowner/applicant shall submit a Conceptual Landscape Plan with topographical
features delineated in accordance with Section 27-2-100 (PUD), and Section 26-2-60
(MUD) of the Weld County Code, for each Filing. (Department of Planning Services)
R. The applicant/landowner shall submit a Conceptual Sign Plan in accordance with Section
23-4-70 (Zoning) and Section 26-2-90 (MUD) of the Weld County Code, for each Filing.
(Department of Planning Services)
S. The applicant/landowner shall submit a Phasing Plan with incremental intervals identified
in accordance with Section 27-2-160 (PUD) of the Weld County Code, for each Filing.
(Department of Planning Services)
T. The applicant/landowner shall submit a Conceptual Lighting Plan in accordance with
Section 23-3-100 (Zoning); Section 27-6-90 (PUD), and Section 26-2-90 (MUD) of the
Weld County Code, for each Filing. (Department of Planning Services)
U. The applicant shall submit the final alignment of the connection of the recreational trail to
planned regional trails in the area (if any) shall be completed and all land dedications
completed within the PUD. (Department of Planning Services)
V. The applicant shall submit the final agreement with the St. Vrain School District for the
proposed development. (St. Vrain RE-1J School District)
W. The applicant shall submit three Draft copies of the Homeowners Association (HOA) for
review and approval by Weld County Government. (Department of Planning Services)
X. The applicant shall submit covenants for review and approval. The covenants shall
address the proposed noxious weed plan, and wildlife issues. Finalized covenants and
the appropriate fee shall be submitted for recording with the final mylar plats.
(Department of Planning Services)
Y. The PUD Final Plan shall comply with all regulations and requirements of Section 27 of
the Weld County Code, or as modified in the application materials. (Department of
Planning Services)
Z. The applicant shall submit nine (9) additional copies of the final plat application, final plat
and utility plans to the Department of Planning Services for review by the Utility Board.
(Department of Planning Services)
AA. A final traffic study shall be submitted taking into consideration the final layout and traffic
studies. The traffic study shall address any and all transportation requirements for the
final build out of the development. (Department of Public Works)
BB. The applicant shall submit a digital file of all drawings associated with the Final plat
application. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable
GIS formats are .shp (Shape Files), Arclnfo Coverages and Arclnfo Export files format
type is .e00. The preferred format for Images is .tif (Group 4) ... (Group 6 is not
acceptable).
7. Prior to Recording the final plat:
A. Original copies of the approved covenants and Bylaws and Articles of Incorporation for
the Homeowners Association along with the appropriate recording fee (currently $6 for
the first page and $5 for subsequent pages) shall be submitted to the Weld County
Department of Planning Services. The applicant shall submit Certificates from the
Secretary of State showing the Homeowners Association has been formed and
registered with the state. (Department of Planning Services)
B. The applicant shall submit the finalized agreement/service plan for the Metro District.
(Department of Planning Services)
8. Prior to the release of any building permits:
A. The applicant shall supply designated street signs and stop signs, as required by Weld
County Public Works, at the appropriate locations. (Department of Public Works)
B. Complete drawings shall be submitted for review by the Mountain View Fire Protection
District. (Department of Building Inspection)
C. Effective January 1, 2003, Building Permits issued on the proposed lots will be required
to adhere to the fee structure of the Weld County Road Impact Program. (Ordinance
2002-11) (Department of Planning Services)
r
6 DEPARTMENT OF PLANNING SERVICES
NORTH OFFICE
918 10TH S
GREELEY, CO 80631631 PHONE: (970) 353-6100, Ext. 3540
' FAX: (970) 304-6498
SOUTHWEST4209 CR 24.5
COLORADO LONGMONT, CO 80504
PHONE: (720) 652-4210, Ext. 8730
FAX: (720)652-4211
April 21, 2005
Floyd Adler
do Melody Homes Inc
11031 Sheridan Blvd.
Ste.A
Westminster CO 80020
Subject: PZ-1071- Request for Application for a change of zone from A(Agriculture)for PUD for 833 single family residential lots
along with an elementary school site and 70.08 acres of open space on a parcel of land described as Pt SW4 and Pt. SE4
of Section 33 and Part of the SW4 of Section 34,T3N, R68W of the 6th P.M., Weld County, Colorado.
Dear Applicant:
Your application and related materials for the request described above are being processed. I have scheduled a meeting with the
Weld County Planning Commission for June 21, 2005, at 1:30 p.m. This meeting will take place in the Hearing Room,Weld County
Planning Department,4209 CR 24'/:, Longmont, Colorado. It is recommended that you and/or a representative be in attendance to
answer any questions the Planning Commission members may have.
r"'is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners. Colorado Revised Statute,
.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of all mineral estate owners 30 days prior to any public
hearing. The applicant shall provide the Weld County Planning Department with written certification indicating the above requirements
have been met.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property or if the
property is located within the comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of the
submitted materials to the Dacono, Firestone, Frederick, Longmont and Mead Planning Commission for their review and comments.
Please call Dacono at 303-833-2317, Firestone at 303-833-3291, Frederick at 303-833-2388, Longmont at 303-651-8601 and Mead at
970-535-4477 for further details regarding the date,time, and place of this meeting. It is recommended that you and/or a
representative be in attendance at the Dacono, Firestone, Frederick, Longmont and Mead Planning Commission meeting to answer
any questions the Commission members may have with respect to your application.
A representative from the Department of Planning Services will be out to the property a minimum of ten days prior to the hearing to
post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing time, date, and location. In
the event the property is not adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway(access drive) intersects a publicly maintained road right-
of-way.
The Department of Planning Services'staff will make a recommendation concerning this application to the Weld County Planning
Commission. This recommendation will be available twenty-four(24)hours before the scheduled hearing. It is the responsibility of the
applicant to call the Department of Planning Services' office before the Planning Commission hearing to make arrangements to obtain
the recommendation.
If you have any questions concerning this matter, please call.
Respectfully,
ris Ga man
fanner
PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS JULY 29, 2005. THE SIGN SHALL BE POSTED
ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY.
IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT
ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT
OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON
THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY
(ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY.
I, VONEEN MACKLIN, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE
SIGN WAS POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE PLANNING
COMMISSIONERS HEARING FOR_PZ-1071, REQUESTING
VONEEN MACKLIN
Name of Person Posting Sign
Signature of Person Posting Sign
STATE OF COLORADO
)ss.
COUNTY OF WELD ) y
77
The foregoing instrument was subscribed and sworn to me this() day of , 20(3.'
WITNESS my hand and official seal.otary P1400/61,0
My Commission Expires:
S.
k.r< . WUTic NOTICE WIOc
, ' -J - ' A PUBLIC HEARING CONCERNING
h' - THIS PROPERTY WILL BE HELD AT: _ �__�>.
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Wli9c NOTIC ��.
A PUBLIC HEARING CONCERNING
THIS PROPERTY WILL BE HELD A . -;
jN6rcv , CG<_c i1 _.
ON -AUCU51 /6. , 20/ZAT 1."r'
NAME I"ELCD`r HOMES
Ami& rr..ti: Re
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eft .' ti /,T FOR MORE INFORMATION CALL ••• '
7 L.. i• , ' • ;.WELD COUNTY DEPARTMENT OF : _
• ' PLANNING SERVICES AT • ‘ 'N.
1. (970)353-6100 ext. 3540
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A PUBLIC HEARING CONCERNING
THIS PROPERTY WILL BE HELD AT:
ON , 20 - AT
NAME
REQUEST .
CASE NO. ACRES
FOR MORE INFORMATION CALL
WELD COUNTY DEPARTMENT OF
_ PLANNING SERVICES AT
(970 )353 -6100 ext. 3540
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FIELD CHECK Inspection Date: 8/10/2005
CASE NUMBER: PZ-1071
APPLICANT: Adler Estates
LEGAL DESCRIPTION: Part NE4 and SE4 of Section 33 and part of the SW4 of
Section 34, T3N, R68W
LOCATION: South of and adjacent to County Road 28 and East and
West of and adjacent to County Road 7
Zoning Land Use
N A (Agricultural) N Agricultural ground & two single family
residences (east of County Road 7)
E A (Agricultural) E Agricultural land
S A (Agricultural) S Single family residence south of CR 26 and east
of CR 7/several residences
W A (Agricultural) W Agricultural land
COMMENTS:
Agricultural land and oil and gas facility located east of County Road 7.
Liberty Gulch runs along western boundary of the site. Low areas along the southern
end of the site west of County Road 7. More level agricultural ground located further to
the north. Existing single family residence and outbuildings on site located east of
County Road 7 and south of County Road 28.
eitk413 -Ada--
Chris Gathman, Planner II
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