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Memorandum
TO: Chris Gathman, W.C. Planning
DATE: June 13, 2005
C FROM: Pam Smith, W.C. Department of Public
COLORADO Health and Environment
CASE NO.: PZ-1074 NAME: Wright/Highview Ranch
The Weld County Health Department has reviewed this proposal. The applicant proposes a 9 lot
PUD on 73.9 acres. The minimum lot size is 4.5 acres (larger than at Sketch Plan), and coupled with
the overall density of one septic system per 8.2 acres does meet current Department policy.
The application has satisfied Chapter 27 of the Weld County Code in regard to water and sewer
service. The application states the water will be supplied by Left Hand Water District. A signed tap
purchase agreement from Left Hand Water District has been included in the application materials.
Sewer will be provided by individual sewage disposal systems.
The preliminary percolation data was conducted by Scott, Cox and Associates, dated July 29, 2004
and submitted in the Sketch Plan application indicates that conventional septic systems are feasible
for most of the lots. Percolation rates were found to be in the good range (7.0 to 26 minutes per
inch) across the site. Bedrock was found to be shallow on portions of the site, which may
necessitate engineered systems in those areas. The applicant has designated two septic system
envelopes on each lot that appear to be adequately sized. The Department does not require
envelopes on the lots because of the large lot sizes and the expectation for conventional septic
sytems. If the septic envelopes are to remain on the lots then the Department will require that
language for the preservation and/or protection of the second absorption field envelope shall be
placed in the development covenants and on the Change of Zone Plat. The covenant and plat notes
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 site.
It should be noted that there are plat notes on the preliminary Change of Zone plat. These notes may
not be all inclusive after the Change of Zone review. The initial impact plan in the application
materials appears to be adequate.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from Left Hand 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. If primary and secondary septic envelopes are placed on each lot, all septic system
envelopes must meet all setbacks, including the 100-foot setback to any well.
4. If primary and secondary septic envelopes are placed on each lot, 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. 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.
6. During development of the site,all land disturbances shall be conducted so that nuisance
conditions are not created. If dust emissions create nuisance conditions, at the request of
the Weld County Health Department, a fugitive dust control plan must be submitted.
7. In accordance with the Regulations of the Colorado Air Quality Control Commission any
development that disturbs more than 5 acres of land must incorporate all available and
practical methods that are technologically feasible and economically reasonable in order to
minimize dust emissions.
8. If land development creates more than a 25-acre contiguous disturbance, or exceeds 6
months in duration, the responsible party shall prepare a fugitive dust control plan, submit
an air pollution emissions notice, and apply for a permit from the Colorado Department of
Public Health and Environment.
9. "Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County Code
shall be placed on any recorded plat.
O:\PAM\Plan ning\chzone\P2-1074.RTF
•
MOUNT4/4 MOUNTAIN VIEW FIRE PROTECTION DISTRICT
a Administrative Office:
iz `'- �+ s 9119 County Line Road•Longmont, CO 80501
(303)772-0710•FAX (303) 651-7702
VIEW
May 27, 2005
Mr. Chris Gathman
Weld County Planning Department
918 West 10th Street
Greeley,CO 80631
Dear Mr. Gathman:
I have reviewed the submitted material pertaining to the change in zoning for the Highview
Ranch Subdivision, located east and adjacent to Weld County Road 3, '/2 mile north of Weld
County Road 12 (Case Number: PZ -1074, Case Name: Wright). The Fire District does not
object to the request for Change in Zoning provided the development meets the requirements of
the Fire District. All applicable codes as they pertain to water supply, fire hydrant locations, fire
department access, and street designs must be met.
Fire hydrant locations will need to be approved before the final plat is approved. Construction
plans for the utilities showing the location of fire hydrants, the size of water mains and available
fire flows must be submitted to the Fire District for review and approval prior to beginning
construction of the subdivision. The submittal must include a water supply analysis indicating
the available fire flow at the most demanding point in the water system.
We appreciate being involved in the planning process, should you have any questions, please
contact me at(303) 772-0710.
Sincerely,
�c)
LuAnn Penfold
Fire Marshal
LMP/lp
cc: project file
1po5.24.05
Station 1 Station 2 Station 3 Station 4 Station 5 Station 6 Station 7
9119 Cnty Line Rd. 10971 WCR 13 P.O.Box 575 P.O.Box 11 10911 Dobbin Run 50 Bonanza Dr. P.O.Box 40
Longmont,CO Longmont,CO 299 Palmer Ave. 8500 Niwot Road Lafayette,CO Erie,CO 100 So.Forest St.
80501 80504 Mead,CO 80542 Niwot,CO 80544 80026 80516 Daoono,CO 80514
r DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
NORTH OFFICE
!Rip918 10th Street GREELEY, 80631
C. PHONE (9 O) 53 61 0DOT.3540
FAX (970) 304-6498
COLORADO SOUTHWEST OFFICE
4209 CR 24.5
LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
FAX (720)652-4211
June 9, 2005
Frank Wright
Application for a change of use.from A (Agricultural) to PUD for nine (9) single family residential lots with
E (Estate) Uses.
PZ-1074
1. A separate building permit shall be obtained prior to the construction of any building or structure
including entry gates and signs.
2. A plan review is required for each building for which a building permit is required. Plans shall include
a floor plan. Residential building plans maybe required to bear the wet stamp of a Colorado registered
architect or engineer.
3. 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; 2003 International
Fuel Gas Code; 2002 National Electrical Code and Chapter 29 of the Weld County Code.
4. 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.
5. Fire resistance of walls and openings, construction requirements, maximum building height and
allowable areas will be reviewed at the plan review. Setback and offset distances shall be determined
by the Zoning Ordinance.
6. 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. When measuring buildings to determine
offset and setback requirements, buildings are measured to the farthest projection from the building.
Property lines shall be clearly identified and all property pins shall be staked prior to the first site
inspection.
Please contact me for any further information regarding this project.
Sinrrely,
Roger igil
Building Official
rep.suta
1
Weld County Referral
igMay 12, 2005
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Frank Wright Case Number PZ-1074
Please Reply By June 9, 2005 Planner Chris Gathman
Project Application for Change of Zone from A(Agriculture)to PUD for nine (9) residential
lots with E (Estate) Uses.
Legal Lot B of AmRE-3381; Pt S2NW4 of Section 5, Ti N, R68W of the 6th P.M., Weld
County, Colorado.
Location East of and adjacent to CR 3 and 1/4 mile south of State Highway 52.
Parcel Number 1467 05 200037
r
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) July 19, 2005
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: 45n WileAA) 51)MAI P1 ILA C.0111 PcTf L{ 1 vts3
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Signature y (1., , Date j- (Jcs
Agency /-CT Qtmi C
❖Weld County Planning Dept. ❖918 10'"Street, Greeley, CO. 80631 ❖(970)353-6100 ext.3540 +(970)304-6498 fax
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May 18, 2005 O
Chris Gathman
Weld County Planning Department
918 10th St.
Greeley, CO 80631
RE: Highview Ranch Change of Zone (Situate in the S of the NW ''A of Section 5, TIN, R68W)
Dear Chris:
Thank you for referring Highview Ranch 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.
• The capacity determination in this referral is based on an additional elementary (Elementary 23) and
high school (Erie High School) planned to be built in this area from the 2002 Bond fund. Until these
facilities are constructed, some schools may experience some crowding in the short term.
r
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 searue clen@stvrain.k12.co.us or at
the number below.
Sincere)
en Segrue, Al
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.
,,;y Planning Department
r Ac6 f,REELEY OFFICE
t, MEMORANDUM JUN 14 2009
7-71
ID
TO: Chris Gathman,Planner R cck:1une-2005
WI C
FROM: Peter Schei, P.E.,Ci meer,Public Works Department
COLORADO SUBJECT: PZ-1074 Highview Ranch PUD(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
General Comments:
❑ The Highview Ranch PUD Subdivision is planned for up to 9 single-family residential building sites.
❑ The Geologic and Preliminary Geotechnical Exploration for a parcel in the South Half of the Northwest Quarter of Section 5,
Township I North, Range 68 West, Weld County, dated July 29, 2004, by Scott, Cox& Associates, Inc. (Project No. L2138-01-
01) is satisfactory.
External Roadways:
❑ CR 3 is classified by the County as a minor arterial road (adjacent to this development) and requires a /10-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 3 is gravel and maintained by the
County in the vicinity of this development.
❑ This development will introduce approximately 86 additional vehicle trips per day to the off-site roadway system from the
proposed 9 residential homes.
o This increased level of traffic on unpaved County roads creates fugitive dust and surface maintenance problems.
o The current Public Works capitol improvement plan identifies CR 3 to be paved in 2007.
o 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.
❑ Based on the proposal of limited development and anticipated low transportation impact on surrounding roads, a traffic study is
currently not required.
Internal Roadways:
❑ Internal roads shall meet Weld County criteria for a PUD. The intemal roadway right-of-way shall be sixty (60) feet in width
including cul-de-sacs with a sixty-five(65) foot radius, and dedicated to the public. The typical section of interior roadway shall
be shown as two 12-foot paved lanes with 4-foot gravel shoulders on the change of zone plat. The cul-de-sac edge of pavement
radius shall be fifty(50) feet. Stop signs and street name signs will be required at all intersections. The roadside drainage shall
be contained within the right-of-way.
❑ The applicant notes that the development is urban-scale in design,which normally curb,gutter and sidewalk are required. Curb&
gutter influence the handling of stormwaters.
o The applicant has requested a waiver for curb, gutter and sidewalk at the change of zone from the Board of County
Commissioners.
1 The applicant shall provide a pavement design prepared by a professional engineer along with the final plan submittal.
EXHIBIT
Page 1 oft
2005-3182
❑ Easements shall be shown on the fmal 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 3'/a 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 Preliminary Drainage Report for Highview Ranch PUD,dated May 6, 2005 by Christopher G.Huffer is satisfactory.
❑ 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. 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. Any issues of concern must be
resolved with the Public Works Department prior to recording the change of zone and final plats.
• PC: PZ-1074 Highview Ranch PUD(Zone Change)
Email&Original: Planner: Chris Gath,nan
PC by Post: Applicant : Frank Wright
PC by Post: Engineer: Christopher G. Huffer w/Ehrhart Griffin &Associates
Page 2 of 2
ATTACHMENT A-Specific Project Analysis
PROJECT: Highview Ranch 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. 2005-2006 2006-2007 2007-2008 2008-2009 2009-2010
Level Capacity Oct-04 Impact Stdts Cap. Stdts Cap. Stdts Cap. Stdts Cap. stdts cap.
Elementary' 1077 626 3 655 61% 946 88% 1001 93% 1045 97% 1086 101%
Middle 704 287 1 317 45% 422 60% 453 64% 484 69% 515 73%
High 750 327 2 390 52% 545 73% 598 80% 647 86% 694 93%
Total 1170 1240 6 1362 1913 2052 2176 2295
'Combines capacity of current Erie Elementary and future Elementary 23 until boundaries are established
Specific comments concerning this proposal regarding School Capacity are as follows:
• Specific Impact- This application will add 9 new single-family dwelling units with a potential impact of 6
additional student in the Erie Elementary and Erie Middle/Senior 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 capacity within the next 5 years.
• Additional Capacity Impacts— Erie High School is scheduled to open in the Fall of the 2005-06 school year
and will relieve Erie Middle/Senior School. A new elementary 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.
• Phasing- The District would appreciate a phasing plan from the developer to better determine enrollment
and capacity impacts on the affected schools.
(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 District does not anticipate the need for a school site in
this immediate area. Since no land dedication is required, CIL fees will be assessed per the attached chart.
• Number of Units covered by dedication/cash-in-lieu—All residential units will be subject to CIL 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, under current boundaries, would likely be provided.
• Pedestrian and Access Issues — Given this proposal's rural location, pedestrian access is not an issue.
The District does not request any changes to further 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.
) )
School . tanning Highv...J Ranch
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 9 0.35 525 I 10 0.06 $35,000
3.15 Number of Students = No. of Units *Student Yield
Equadon: (Number of Students/Elem. Student Facility Size) *Hem. Site Size Standard= Acres of Land Contribution
Middle Level 9 0.14 750 25 0.04 $35,000
1 .26 Number of Students= No. of Units *Student Yield
Equadon: (Number of Students/Middle Student Facility Size) *Middle Site Size Standard= Acres of Land Contribution
—
High School 9 0.17 1200 50 0.06 $35,000
1.53 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 9 5.94 0.17 35,000 $5,801
Equation: Elem.Acreage+Middle Acreage+High School Acreage=Total Acres of Land Contribution
Single Family Student Yield is .66 b $645
Per Unit
• 2/25/03 Planning Department
Weld County Sheriffs
Office
Weld Co
only non,
n
CRE
M e n MAY 2 A� ,�r um
z 1005
To: Chris Gathman RE ` 'ive
From: Ken Poncelow ` f;
Date: May 23,2005
Re: PZ-1074
The Sheriffs Office recommends the following improvements for this housing sub-division:
1. The Sheriff's Office requests that builders and developers designate an area by the entrance of
the sub-division in which to place a shelter for school children awaiting the school bus. This
area should also include a pull off for the school bus which enables it to safely load and unload
children out of the roadway. Plans demonstrate a pull off but no shelter.
2. A permanent sign should be placed at the entrance to the subdivision detailing the name of the
sub-division,address,and a graphical presentation of the roadways within the subdivision.
There should be a plan developed to maintain this sign.
3. If the roadways within this sub-division are not maintained or adopted by the county, individuals
purchasing property in this sub-division should be notified that the Sheriffs Office will have
limited traffic enforcement powers.
4. A plan should be developed to maintain roadways within the sub-division especially during
inclement weather conditions for emergency vehicles.
5. The Sheriffs Office is very supportive of homeowner funded homeowner's associations. These
associations provide a contact for the Sheriffs Office and a means of maintaining common
areas.
6. If there are oil or gas production facilities within this sub-division, they need to be fenced off in
order to mitigate the potential for tampering. These facilities are known to create an attractive
nuisance for young people. Tampering not only creates a significant danger to safety but also of
environmental damage with extensive mitigation and clean-up costs.
7. The names of all streets within the sub-division should be presented to the Sheriffs Office for
approval. This will eliminate duplication of street names within the county. The street name for
this sub-division is approved.
The Sheriffs Office lacks the ability to absorb any additional service demand without the resources
recommended in the multi-year plan provided to the Weld County Board of County Commissioners or as
indicated by growth not considered at the time the plan was developed. I have no other comments on this
proposal.
1
STATE OF COLORADO
"OFFICE OF THE STATE ENGINEER toe coo\
Division of Water Resources
Department of Natural Resources _ p
H
r 1313 Sherman Street, Room 8181.
Denver,Colorado 80203 ,,''II �rgp5-
Phone(303)866-3581 *We -
FAX(303)866-3589 "C
www.watecstate.co.us June 3, 2005 "Co Bill Governor
e Owens
r
C�Fel k/1/0 Russell George
Chris Gathman ✓(� FV OFF,99p Executive Director
Weld County Planning Dept. /?w 0y�O�OF a��egt Hal E Simpson,PE
918 10th Street `rcA, S
Greeley, CO 80631 c 1'V
a
Re: Highview Ranch PUD, PK-1074
Section 5, 11 N, R68W, 6'h PM
Water Division 1, Water District 6
Dear Chris:
We have reviewed the above-referenced proposal to subdivide approximately
73.89 acres into nine lots. The proposed water source is the Left Hand Water District
(District). A water tap agreement was not provided as part of the submittal; however, the
applicant claims in the submittal that there is a signed agreement to provide water taps
to the PUD.
According to the submittal, the District will supply treated water to the
development, charging fees for the water supply on a per tap basis payable prior to
activation of the tap. Based on current records on file in the State Engineer's Office, the
District requires new development to provide a sufficient amount of raw water to satisfy
the needs for the proposed development. The District currently has an adequate
uncommitted water supply to serve the proposed development, based on the records
available in the State Engineer's Office and the requirement to transfer a sufficient
amount of raw water to the District prior to activation of the taps.
The Water Supply Information Summary provided with this referrral estimates the
annual water requirement for the subdivision to be 0.765 acre-feet, or 0.085 acre-feet
per lot. This value converts to approximately 75 gallons daily per home, which is a low
value for a household use with animal watering, even if no lawn and garden irrigation is
planned. The county should request that the applicant confirm or correct this estimate
and submit a copy of the water tap agreement.
Section 30-28-136(1)(h)(II), C.R.S., the State Engineer's Office offers the opinion
that the proposed water supply will not cause material injury to existing water rights, and
with the Left Hand Water District serving the proposal, the supply is expected to be
adequate.
• Chris Gathman Page 2
Highview Ranch PUD
June 3, 2005
Should you have any questions, please contact Mike Bender of this office.
Sincerely,
Dick Wolfe, P.E.
Assistant State Engineer
DW/GMB
CC: Jim Hall, Division 1 Office
Water Supply Branch
District File
File
May 18, 2005
TO: CHRIS GATHMAN, PLANNER
FROM: LIN DODGE, BUILDING TECH
RE: REFERRAL NOTES FOR PZ-1074 - HIGHVIEW RANCH PUD COZ
1. Please reference Weld County Ordinance 2003-6, the Weld County Code
Ordinance 2003-6 (Addressing Code) Section 2-13-70, H-1-a-7, which suggests
cul-de-sacs running north and south to be called "Way"; however, I find no
duplicate street/road name.
HIGHVIEW RANCH PUD Developer: Frank Wright
PZ-1074 (Change of Zone from Ag to PUD) Planner: Chris Gathman
PT S2NW4 5-1-68
ZONED PUD/ESTATE
IS NOT IN FLOOD PLAIN (0850C)
IS NOT IN STORM WATER PROJECT AREA
RIF AREA #3
LEFT HAND WATER DISTRICT
ENGINEERED INDIVIDUAL SEPTIC SYSTEMS
NATURAL GAS - KINDER-MORGAN
UNITED POWER
QWEST COMMUNICATIONS
ST VRAIN VALLEY SD
MOUNTAIN VIEW FPD
ERIE PO
STANDARD ESTATE ZONE BULK REQUIREMENTS
9 RESIDENTIAL LOTS W/OPEN SPACE
Lot 1 5611 Highview Drive
Lot 2 5615 Highview Drive
Lot 3 5623 Highview Drive
Lot 4 5627 Highview Drive
Lot 5 5612 Highview Drive
Lot 6 5616 Highview Drive
Lot 7 5620 Highview Drive
Lot 8 5624 Highview Drive
Lot 9 5628 Highview Drive
Lin Dodge, WC Building Tech
5/18/05
0
Weld County Referral
RD€.
May 12, 2005
•
COLORADO
•
The Weld County Department of Planning Services has received the following item for review:
Applicant Frank Wright '
9 Case Number PZ-1074
Please Reply By June 9, 2005 Planner Chris Gathman
Project Application for Change of Zone from A(Agriculture)to PUD for nine (9) residential
lots with E (Estate) Uses.
Legal Lot B of AmRE-3381; Pt S2NW4 of Section 5, T1 N, R68W of the 6th P.M., Weld
County, Colorado.
Location East of and adjacent to CR 3 and 1/4 mile south of State Highway 52.
Parcel Number 1467 05 200037
i
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) July 19, 2005
El./We have reviewed the request end find that it .o- /does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no con icts with our interests.
CI See attache letter.
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Signature Al CP Date s/r-c o 5
Conti .Agency ERf6. Con . OCV. /
+Weld County Planning Dept. +918 10'"Street, Greeley, CO.80631 4(970)353-6100 ext.3540 O(970)3044498 fax
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Weld County Referral
■ Weld County Planning Department May 12, 2005
GREELEY OFFICE
C. JUN 1 6 2005 l S
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Frank Wright Case Number PZ-1074
Please Reply By June 9, 2005 Planner Chris Gathman
Project Application for Change of Zone from A(Agriculture)to PUD for nine (9) residential
lots with E (Estate) Uses.
Legal Lot B of AmRE-3381; Pt S2NW4 of Section 5, Ti N, R68W of the 6th P.M., Weld
County, Colorado.
Location East of and adjacent to CR 3 and 1/4 mile south of State Highway 52.
Parcel Number 1467 05 200037
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) July 19, 2005
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:
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Signature (7( Date lP // 3 / 5
Agency 6 c_clr" lC/ �i.��-
❖Weld County Planning Dept. ❖918 10'"Street, Greeley, CO. 80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax
RECEIVED ON wily
MAY 181005
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Weld County Referral
Weld County Planning DepartmentGREE May 12, 2005
C. JUNLEY 2 OF2005
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Frank Wright Case Number PZ-1074
Please Reply By June 9, 2005 Planner Chris Gathman
Project Application for Change of Zone from A(Agriculture)to PUD for nine (9) residential
lots with E (Estate) Uses.
Legal Lot B of AmRE-3381; Pt S2NW4 of Section 5, T1 N, R68W of the 6th P.M., Weld
County, Colorado.
Location East of and adjacent to CR 3 and 1/4 mile south of State Highway 52.
Parcel Number 1467 05 200037
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) July 19, 2005
U We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
U See attached letter.
Comments: ODo I t S ro'Y1 r✓t 5 Wo d d b2 wt-Fie, 4+,
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Signature OIA� t _ la U . Date (OS"
Agency lJ C,DOT Pe-c.QS3
+Weld County Planning Dept. ❖918 101°Street,Greeley, CO.80631 .(970)353-6100 ext.3540 ❖(970)304-6498 fax
Weld County Planning Commission
Re: Case No. PZ-1074
The subject application states that storm drainage will be discharged into the
irrigation ditch owned by the New Consolidated Lower Boulder Reservoir and Ditch
Company. The applicant, as of May 25, 2005, has signed an agreement with the
Company that will enable us to evaluate the applicant's plans and specifications. We
anticipate this process will take about 4 weeks, unless unforeseen difficulties are
encountered. Provided the plans and specifications meet our requirements, or can be
amended to do so, we have policies and procedures in place to accept storm drainage. If
the applicant is unable to meet our requirements, we will not allow the discharge of storm
water into our ditch. We will make every effort to resolve any issues with the applicant,
and to notify you of the status, prior to the scheduled hearing date. We ask that you not
approve this application until we have made a determination on this matter.
Thank you for your consideration.
David J,Yardl'y
Secretary, New Consolidated er Boulder Reservoir and Ditch Company
Weld County Planning Department
GREELEY OFFICE
JUL 5 2005
RECEIVED
New Consolidated Lower Boulder Reservoir & Ditch
Company
3838 Florentine Cir.
Longmont, CO 80503
June 29, 2005
Chris Gathman
Weld County Planning Dept.
918 10th Street
Greeley, CO 80631
Re: Application PZ-1074
Dear Mr. Gathman:
We responded to the referral on this application on May 26, 2005.
Our company wishes to advise you that we have not resolved the issues we have
with the applicant's plan to discharge drainage water into our ditch. Specifically, our
engineers report to us that 1) the applicant's calculations of historic drainage are
overstated; 2) the applicant's calculations of developed drainage are understated; 3) the
drainage detention facility is undersized, which would result in overflow in certain
circumstances and possible overtopping of WCR 3; 4) the culvert under WCR 3 is not
large enough to accept outflow from the detention facility as proposed by applicant,
which would result in the overtopping of WCR 3; and 5) the applicant's design lacks a
discharge control device that will allow our company to control the rate of discharge into
our ditch.
We have communicated these concerns to the applicant, and are awaiting
response. We are still hopeful that these matters will be resolved prior to the hearing
scheduled for July 19, 2005, but in our past experience, the applicant has not always
responded in a timely fashion.
We will make every effort to advise you of the status prior to the hearing date,
and will plan to attend the hearing, should these issues remain unresolved at that time.
If you would like to discuss this matter further, please do not hesitate to contact
me.
Sincerely,
David J. Yardley, Secretary
New Consolidated Lower oulder Reservoir & Ditch Company
Cc: Jeff Kahn, Esq.
6-47-1-\\
rtotre;..,
Weld County Referral
IMay 12, 2005
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Frank Wright Case Number PZ-1074
Please Reply By June 9, 2005 Planner Chris Gathman
Project Application for Change of Zone from A(Agriculture)to PUD for nine (9) residential
lots with E (Estate) Uses.
Legal Lot B of AmRE-3381; Pt S2NW4 of Section 5, T1 N, R68W of the 6th P.M., Weld
County, Colorado. ¢¢
Location East of and adjacent to CR 3 and 1/4 mile south of State Highway 52.
Parcel Number 1467 05 200037
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) July 19, 2005
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
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Agency r i.itui.
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❖Weld County Planning Dept. +918 10th Street, Greeley,CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
WIN ne 5 AQSt UMere AKVWDA.1 1M 0,644-60 4 .
11. The PUD plan will include adding 25' to the existing 30' right-of-way(from the center
line)to allow for future expansion of WCR 3 if every needed by Weld County Public
Works.
Component Three—landscaping elements
1-2. In the covenants each homeowner will be required to plant at least three deciduous trees
in front of their homes within 20' of the street. The entry to the PUD
(being 1200' plus from the homes)will conserve water and be landscaped with landscape rock
and natural(no water)grasses. The PUD consists of large acreage lots,which in themselves will
act as buffer form neighbors and thus any landscaping the homeowners do themselves will only
add to the compatibility of the neighborhood that consist mainly of large acreage horse property.
r— The open space areas will be planted with natural grasses.
3-5 The maintenance of the entry and open spaces will be by the HOA. A improvements
agreement will be submitted to the Department of Planning Services before grasses are planted or
the entry landscaped. Because of the no water approach for the landsccing'"anit quate water
supply will not be needed.
Component Four—site design
1.The site does not have irrigation ditches on the property to incorporate into the design. The site
does have the topography of a gentle slope up roughly 2/3 of the way from
WCR 3. Once up at the top there are 180-degree views.This is where the homes will be located.
The site is surrounded by large acreage,horse property lots.
2.The proposed PUD rezoning is consistence with goals and policies of Chapter 22 is the sense
that there is adequate water supply, gas and electricity. All of these utilities are either in Highway
52, %F mile to the north or along WCR 3, adjacent to the property. The large acreage lots can
accommodate individual septic systems. The site conserves the natural topography of the land.
The site has been dry land wheat framed for years so to have horse property with dry land grasses
over the majority of the property helps conserve the natural features. The access to the property
will come via highway 52 to WCR 3 to the entry of the property all of which can handle the
additional traffic of the 9 additional homes. The surrounding neighborhood consists of rezoned
agricultural land to 5,7&9-lot large acreage PUDs.
3. The site PUD rezoning will be compatible with the PUD zone district in the respect that the
general use will be large acreage horse property lots just like the surrounding PUDs and 80 acre
horse property adjacent and to the south,and 100 acre horse property to the west.
4. The proposed density(only 9 homes), architecture(consistence with the neighborhood),
distance between buildings(as much as 70 to 100 feet), building setbacks, and building heights
(under 35 feet), are all compatible with the other PUDs in the area. There appears to be no
conflicts with any neighboring property because of the similarities of the PUDs.
5.The change of zone is not located in a Flood or Geologic Hazard or Airport Overlay District.
Component Five—common open space usage
1-8.Although the site could be classified non-urban scale development; the site will have an open
space area equal to the 15%urban scale requirement. The 11.1 acres set aside for open space will
be permanent, a homeowners' organization established, mandatory membership required in the
HOA. The HOA will be responsible for liability insurance, taxes and maintenance of the open
space. The majority of the open space will be on the west end of the property to preserve the
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