HomeMy WebLinkAbout20050722.tiff r
Weld County Planning Department
GREELEY OFFICE
ri;;;\) DEC 2 j 2004
Weld County R42tr ,ED
111k.
December 13, 2004
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Gary and Judy Harkless Case Number MZ-1060
Please Reply By January 10, 2005 Planner Michelle Martin
Project A Minor Subdivision Change of Zone from (A)Agriculture to (E) Estate for 9
residential lots (Faith Estates)
Legal Lot B of RE-2641; being part of the SE4 Section 13, T6N, R66W of the 6th P.M.,
Weld County, Colorado.
Location %, mile South of CR 70 and West of and adjacent to CR 37.
Parcel Number 0805 13 000036
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) February 1, 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:
Signature ( \ , Date ` ——AD
Agency \,.// (9 t .n
+Weld County Planning Dept. +918 10'"Street.Greeley, CO. 80631 ❖(970)353-6100 ext.3540 +(970)304-6498 fax
EXHIBIT
2005-0722 1 f 4
Applicant: Gary & Judy Harkless
Planner: Michelle Martin Case#: MZ-1060
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0.4 0 0.4 0.8 Miles
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Weld County Referral Map
/ v "'Offal's
Major Roads
A/ Lod Roads
I Y Railroads
A/ Streams 8 Ditches /_
0 PLSS
,� C) Soils ��
• Lakes
- Floodplains
S
West Greeley Cc,...lvation District
(970) 356-8097
Case Number: MZ-1060
Applicant: Gary & Judy Harkle_ss
Planner: 'Michelle Martin
Below is a list of the soils and their limitations according to the USDA, Weld County Soil Survey.
Dwellings I I Small Septic Tank Prime Farm
Map Shallow Dwellings with
Symbol Soil Name Soil Texture Excavations without I Commercial' Absorption Land (if Additional Comments
basements
basements j I Buildings I Fields irrigated)
14 Colby Loam Slight Slight Slight Slight - Slight Yes
16,Colby Loam I Sli ht Slight 9 g 'Slight i Slight No
32IKim !Loam Slight ,Slight Yes
33'iKim Loam Slight _ Slight No
39 Nunn Loam Severe Severe Severe I Severe Yes
47,OIney Fine Sandy Loam Slight _ Slight Slight Slight Slight Yes
48'Olney i Fine Sandy Loam (Slight Slight Slight ISlight No
The West Greeley Conservation District recommends that the applicant does an on site soils test prior to any construction. For a more complete
pp soils
description consult the Weld County Soil Survey or contact our office at (970) 356-8097. If you or the applicant have any questions please feel free to
call our office.
)
UAwr K\.A I luA
Produced by the West Greeley Conservation District
KitL".•,..),
Weld County Referral
IDecember 13, 2004
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Gary and Judy Harkless Case Number MZ-1060
Please Reply By January 10, 2005 Planner Michelle Martin
Project A Minor Subdivision Change of Zone from (A)Agriculture to (E) Estate for 9
residential lots (Faith Estates)
Legal Lot B of RE-2641; being part of the SE4 Section 13, T6N, R66W of the 6th P.M.,
Weld County, Colorado.
Location %mile South of CR 70 and West of and adjacent to CR 37.
Parcel Number 0805 13 000036
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) February 1, 2005
O We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
,g We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:
UctTheTh )(;uD .aa- a \In CI3-tx\; a (r 1 ruD
\A61pAimmi U'Orr fl is ,
Signature e-e, , n Date ia_to-aa
Agency 7 c rThn
❖Weld County Planning Dept. ❖918 10'h Street.Greeley,CO. 80631 ❖(970)353-6100 ext.3540 +(970)304-6498 fax
•
' a
Weld County Referral
I Weld County
Planning Department December 13, 2004
C. DEC 2 8 2004
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Gary and Judy Harkless Case Number MZ-1060
Please Reply By January 10, 2005 Planner Michelle Martin
Project A Minor Subdivision Change of Zone from (A)Agriculture to (E) Estate for 9
residential lots (Faith Estates)
Legal Lot B of RE-2641; being part of the SE4 Section 13, T6N, R66W of the 6th P.M.,
Weld County, Colorado.
Location Y2 mile South of CR 70 and West of and adjacent to CR 37.
Parcel Number 0805 13 000036
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) February 1, 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.
a See attached letter.
Comments:
Signature lyOfA Date /1- 0 y
Agency Clrr OF 6Rce11y- (aim enu ui7''biyetovrue9at - Pcitrws, G
❖Weld County Planning Dept. +918 10'Street.Greeley,CO.80631 ❖(970)353-6100 ext.3540 c•(970)304-6498 fax
OFFICE OF COMMUNITY DEVELOPMENT
Planning Division
1100 10th Street, Suite 202, Greeley, Colorado 80631 •(970)350-9780• Fax(970) 350-9800
a2 •www.greeleygov.corn
City of
Greeley
December 22, 2004
Michelle Martin
Weld County Department of Planning Services
918 10th Street
Greeley, CO 80631
Subject: MZ-1060 Change of Zone
Dear Ms. Martin,
Thank you for the opportunity to comment on this change of zone request. Although the subject
site is outside of the City of Greeley Long Range Expected Growth Area, there are some site
design issues that the City would like to comment on considering the changes that have been
proposed. The City of Greeley Planning staff has reviewed the application and wishes to
forward the following comments:
1. The City of Greeley Public Works Department has identified WCR 37 as a future Minor
Arterial in the Greeley Comprehensive Transportation plan. Public Works recommends that
60 feet of right-of-way be dedicated from the centerline of WCR 37. The City of Greeley
Public Works Department reviewed the proposed site plan and concluded that the proposed
design would create conflicts with existing right-of-way. The proposed right-of-way creates
right-of-way that would run parallel to existing right-of-way, with very little separation
between both roads. The additional right-of-way that would be needed for a Minor Arterial
would encroach into the proposed right-of-way for the subject site. The previous plan had
the access to the subject site further north than what is proposed now. The previous plan
had a better layout and design and the City of Greeley would recommend that design be
used instead of the one proposed. If that plan can't be used, the City of Greeley would
recommend that the applicant be required to submit a site plan with a street layout designed
that doesn't have right-of-way parallel to existing right-of-way and again, recommends that
60 feet of right-of-way be dedicated from the centerline of WCR 37.
2. There are existing trees on the proposed Lot I. Every effort should be made to preserve and
incorporate any healthy trees into the overall site plan.
r
SERVING OUR COMMUNITY • I T ' S A TRADITION
be promise to preserve andimprooe/fie yual/y of /or 9reeley iLzraay1 Iimel5, courteous and cosi effective service.
Michelle Martin
12/22/2004
Page Two
r
3. The private access road should be paved with concrete or asphalt to reduce the
development's impact on air quality.
4. Sidewalks and curbs should be provided to protect pedestrian movements.
5. An internal stub street should be platted to assure connectivity with future subdivisions in
the area and to minimize multiple access points on higher volume roads.
If any questions arise, please do not hesitate to contact me at 350-9822.
Sincerely,
C°'114
Darrell Gesick
Planner I
Weld County Planning I irtment
GREELEY 0FFII
IAN 13 20th
MemoranddiffER/ED
TO: Michelle Katyryniuk, W.C. Planning
' DATE: January 10, 2004
C FROM: Pam Smith, W.C. Department of Public ./Q.
COLORADO Health and Environment ( �
CASE NO.: MZ-1060 NAME: Gary Harkless/Faith Estates
The Weld County Health Department has reviewed this proposal. The applicant proposes a 9 lot
minor subdivision on 33.5 acres. The minimum lot size is 2.5 acres with an overall density of one
septic system per 3.7 acres. The New Cache Canal borders the property on the southwest and the
Graham/Childs seepage ditch borders the property on the west. There are improvements on the
proposed Lot 6, with a septic system permitted under SP-0200454 (a conventional system).
The application has satisfied Chapter 24 of the Weld County Code in regard to water service. The
application states that the subdivision will be served by North Weld County Water District. A letter of
intent was submitted with the application. Sewer will be provided by individual sewage disposal
systems. The minimum proposed lot size (2.5 acres) coupled with the overall density of one septic
system per 3.7 acres does meet current Department policy.
The preliminary percolation test report conducted by Northern Colorado Geotech (dated October 21,
2004) states that most septic systems could be expected to be conventional systems. Groundwater
was found at 8 feet in some places across the site, and percolation rates ranged from 10 to 30
minutes per inch. The existing septic system on the proposed Lot 6 supports these findings.
Primary and secondary septic envelopes have been placed on all lots, and meet the setback
requirements to the ditches. The Department recommends that language for the preservation and/or
protection of the second absorption field envelope be placed in the development covenants. The
covenants should state that activities such as landscaping (i.e. planting of trees and shrubs) and
construction (i.e. auxiliary structures, dirt mounds, etc.) activities are expressly prohibited in the
designated absorption field envelope.
The Department recommends approval with the following conditions:
1 Water service shall be obtained from the North Weld County Water District
2. A Weld County septic permit is required for each proposed septic system,which shall be
installed in according to the Weld County individual sewage disposal system regulations.
Each septic system shall be designed for site-specific conditions, including, but not limited
to: maximum seasonal high groundwater, poor soils, and shallow bedrock.
3. Language for the preservation and/or protection of the second absorption field envelope
shall be placed in the development covenants. The covenants shall state that activities
such as landscaping (i.e. planting of trees and shrubs) and construction (i.e. auxiliary
structures, dirt mounds, etc.) are expressly prohibited in the designated absorption field
site.
1
CASE NO.: MZ-1060
NAME: Gary Harkless/Faith Estates
4. 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.
5. 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.
6. 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 which are technologically feasible and economically reasonable in order
to minimize dust emissions.
7. 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.
8. "Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County Code
shall be placed on any recorded plat.
O:\PAM\Planning\chzone\MZ-1060.RTF
2
rbi
„-- (act
Weld County Referral
111kDecember 13, 2004
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Gary and Judy Harkless Case Number MZ-1060
Please Reply By January 10, 2005 Planner Michelle Martin
Project A Minor Subdivision Change of Zone from (A)Agriculture to (E) Estate for 9
residential lots (Faith Estates)
Legal Lot B of RE-2641; being part of the SE4 Section 13, T6N, R66W of the 6th P.M.,
Weld County, Colorado.
Location 1/2 mile South of CR 70 and West of and adjacent to CR 37.
Parcel Number 0805 13 000036
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) February 1, 2005
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
O We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:
Signature ,�� Date / _/U - aZ &s-
-Agency ciid; INSAc /o,/
+Weld County Planning Dept. ❖918 10'h Street.Greeley,CO.80631 ❖(970)353-6100 ext.3540 +(970)304-6498 fax
DEPARTMENT OF PLANNING SERVICES
6111\111(4114 BUILDING INSPECTION
a NORTH OFFICE
918 10th Street
GRE (970) COLORADO 0, E80631
354
PHONE (970) 353-6100,
0
FAX (970)304-6498
' SOUTHWEST OFFICE
4209 CR 24.5
LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
COLORADO
• FAX (720)652-4211
January 10, 2004
Gary and Judy Harkless
A Minor Subdivision Change of Zone from (A) Agricultural to (E) Estate for 9 residential lots. (Faith
Estates)
MZ-1060
1. Building permits shall be obtained prior to the construction of any building. Building permits are
required for the principle dwelling and for buildings accessory to the principle dwelling.
2. A plan review is required for each building. Two complete sets of plans are required when applying
for each permit. Each building may be required to be designed by a Colorado registered 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 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 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. Offset and setback requirements are
measured to the farthest projection from the building.
Please contact me for any further information regarding this project.
Sin rely,
0
Roger V it ig
Building Official
Service,Teamwork,Integrity,Quality
Lu
Weld County Referral
December 13, 2004
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Gary and Judy Harkless Case Number MZ-1060
Please Reply By January 10, 2005 Planner Michelle Martin
Project A Minor Subdivision Change of Zone from (A)Agriculture to (E) Estate for 9
residential lots (Faith Estates)
Legal Lot B of RE-2641; being part of the SE4 Section 13, T6N, R66W of the 6th P.M.,
Weld County, Colorado.
Location 1/2 mile South of CR 70 and West of and adjacent to CR 37.
Parcel Number 0805 13 000036
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) February 1, 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.
See attached letter.
Comments:
r t tide. h „.1f-ziy /nailA-
Signature w Date //G /45
Agency Gt/G '&� T2C6
❖Weld County Planning Dept. +918 10'Street. Greeley,CO. 80631 ❖(970)353-6100 ext.3540 +(970)304-6498 fax
FAITH ESTATES MINOR SUBD
__Case # MZ-1060 (Change of Zone from Ag to E) Developer: Gary Harkless
?T SE4 13-6-66 Planner: Michelle Martin
ZONED ESTATE
IS NOT IN FLOOD PLAIN (0626C)
NORTH WELD COUNTY WATER DISTRICT
INDIVIDUAL SEPTIC SYSTEMS
XCEL
INDIVIDUAL PROPANE HEAT
EATON FPD
EATON RE-2 SD
QWEST COMMUNICATIONS
EATON PO
9 RESIDENTIAL LOTS W/2 OUTLOTS
PRELIMINARY ADDRESSING - 1/6/05
jLot 1 33265 ***
Lot 2 33269 ***
Lot 3 33273 ***
Lot 4 33277 ***
Lot 5 33281 ***
Lot 6 33285 ***
Lot 7 33283 ***
Lot 8 33279 ***
Lot 9 33275 ***
Lin Dodge, Building Technician
Building Department
918 10th Street
Greeley CO 80631
Phone: (970)353-6100, extension 3574
STATE OF CQIQRADO
ar
OFFICE OF THE STATE ENGINEER Weld County Planning
GREEt FY OFFICE of•c tk
vision of Water Resources i�b
Department of Natural Resources JAN1 8 2005
1313 Sherman Street, Room 818
Denver,Colorado 80203 \\�
/�°� /'� rg7gys+'
Phone(303)866-3581 January 12, 2005 RE E L V
FAX(303)866-3589
Bill Owens
www.watecstate.co.us Governor
Russell George
Executive Director
Ms. Michelle Martin Hal D.Simpson,RE.
Weld County Planning Department State Engineer
918 10th Street
Greeley, Co 80631
Re: Faith Estates
Case No. MZ-1060
SE 1/4 of Sec. 13, T6N, R66W, 6th P.M.
Water Division 1, Water District 3
Dear Ms. Martin:
Pursuant to the State Engineer's Office Memorandum dated August 7, 1995, effective
August 31, 1995, this office will no longer respond to land use actions (lot line adjustments,
zone change request, special use land and division by exemption) that do not involve the
subdivision of land as defined in Section 30-28-101(10)(a) C.R.S. (see-attached memorandum).
The material submitted this time appears to be only for a change in zoning on the proposed
Faith Estates.
Additionally, we have previously commented on the above-referenced proposal to
subdivide a 33.51-acre into 9 single-family residential lots ranging in size from 2.6 acres to 3.6
acres. Information from this referral material indicates that the North Weld County Water
District (District) is still listed as the water provider for the residential lots. Proposed lot 6 already
has water service provided by the District. The District has agreed to serve eight additional lots
per terms and conditions of the District. The developer will be responsible for the extension of
the water line to the subdivision.
Furthermore, based on the information provided in this second submittal the District can
also provide 300 gallons per minute fire flow with a residual pressure greater than 20 psi. In
order to provide such flow the developer will have to extend an 8-inch water line to the
subdivision. The minimum fire flow as required by the Eaton Fire Protection District is 500
gallons per minute, therefore the proposal is to construct a well that will be used exclusively for
fire-fighting purposes, until such time that improvements to the existing North Weld County
Water District infrastructure are made to increase the fire flow rates in the area. Based on the
information provided we cannot determine if a well permit for a well to be used exclusively for
fire fighting purposes may be available. Applicant will need to verify if the District objects to the
construction of a fire fighting well within the District's water service area and provide a letter of
"no objection" with any well permit application submitted to this office. If a permit for a fire
fighting well is issued, the permit will require the well and/or storage tank filled by the well, to be
capped and looked and available only for fighting fires. The fire fighting well cannot be used to
provide water to the central water distribution system. In addition, we consider that with
adequate storage water provided by the District, the minimum fire flow required by the Eaton
Fire Protection District may be satisfied.
-Weld County Planning Department Page 2
Faith Estates
Since no changes on the water supply for the subdivision were identified in this second
submittal, the comments from our letter (copy enclosed) dated June 14, 2004 still apply. In
addition, since insufficient information was provided regarding the proposed well for fire fighting
purposes, we cannot comment on the potential for injury to decreed water rights.
If you have any questions in this matter, please contact loana Comaniciu of this office.
Sincerely,
ick Wolfe, P.E.
Chief of Water Supply
cc: Jim Hall, Division Engineer
Water Supply Branch
Subdivision File
DW/IC/Faith Estates(change zone)
STATE OF COLORADO
STATE ENGINEER c
510- Water Resources ate ' �°*,
t of Natural Resources `�
Part ei,aE `_n_ r n.
13 Shdttnan Street.Room 818 1 �
y6ado 80203 tees.
8663581
(304),466-3589
Roy Romer
1.^ Governor
lames S Lochhead
August 7, 1995 Executive Director
Hal 0.Simpson
State Engineer
ga4ORANDUM
TO: ALL COUNTY LAND USE PLANNING `\ OQ',f
FROM: HAL D. SIMPSON, STATE ENGINEER ,Q ))
SUBJECT: STATE ENGINEER'S COMMENTS ON PROPOSED WATER SUPPT TFS
FOR LAND USE ACTIONS THAT DO NOT INVOLVE THE
SUBDIVISION OF LAND AS DEFINED IN SECTION 30-28-101(10)(a),
• C.R.S.
'this memorandum is to inform you of procedural changes in providing "an opinion regarding
material injury likely to occur to decreed water rights by virtue of diversion of water
necessary or proposed to be-used to supply the proposed subdivision and the adequacy of the
proposed water supply to meet requirements of the proposed subdivision", as required under
section 30-28-136(h)(I), C.R.S. (1986 Repl, Vol.).
In June of 1992, HB92-1156, required that recommendations be made within 21 days after
the mailing by the county. No additional staff was allocated to implement this accelerated
review. I find that with the increased development activity in the state, my staff cannot
respond in a timely manner to all of the land use referrals we receive.
therefore, in order to allow our timely comments on all SUBDIVISION OF LAND referrals
as mandated by section 30-28-136(h)(I) C.R.S., effective AUGUST 31, 1995, THIS
OFFICE WILL NO LONGER RESPOND TO LAND USE ACTIONS THAT DO NOT
INVOLVE 1'ai, SUBDIVISION OF LAND AS DEFINED IN SECTION 30-28-101-
.(10)(a) C.R.S. (1986 REFL. VOL.). These actions include but are not limited to lot line
adjustments, zone change requests, special use of land, and division by exemption. After
August 31, 1995, we will not respond to or maintain records on any referral we receive that
does not address the subdivision of land as defined in section 30-28-101(10)(a) C.R.S.
Enclosed is a "Water Supply Information Summary" form which as of August 31, 1995 we
will require to be submitted along with each subdivision referral in order for us to be able to
respond in a timely manner. I ask that you provide copies of this form to all future
subdivision applicants along with your application package. The data required for this
‘?"1"..•,.
( t \
Weld County Referral
Weld County Department
GREELEYPlanning OFFICE December 13, 2004
C. ta
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Gary and Judy Harkless Case Number MZ-1060
Please Reply By January 10, 2005 Planner Michelle Martin
Project A Minor Subdivision Change of Zone from (A)Agriculture to (E) Estate for 9
residential lots (Faith Estates)
Legal Lot B of RE-2641; being part of the SE4 Section 13, T6N, R66W of the 6th P.M.,
Weld County, Colorado.
Location 1/2 mile South of CR 70 and West of and adjacent to CR 37.
Parcel Number 0805 13 000036
,�--,
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) February 1, 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: I "- d'0 ,o
�ur GDNIn't� An atr�t het,
l- t, t asp
i t,, Lao 7'ifb�(
Signature 11424 Date /-4 . Or
Agency ' �tc. . f1 r1
+Weld County Planning Dept. ❖918 10'Street.Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
THE NEW CACHE LA POUDRE IRRIGATING COMPANY
THE CACHE LA POUDRE RESERVOIR COMPANY
( 352-0222
970
November 19, 2004
Weld County Planning Dept.
Attn: Michelle Katyryniuk
1555 N. 17th Ave
Greeley, CO 80631
Re: Case # MK-1060
Dear Ms. Katyryniuk,
This follow-up letter is in regard to the Faith Estates Minor
Subdivision. The New Cache La Poudre Irrigating Company has been
contacted by the owner, Gary Harkless, and Mr. Harkless'
engineering firm, Pickett Engineering, Inc.
The concerns of the New Cache La Poudre Irrigating Company with
regard to the right-of-way of the canal have been worked out.
The owner has agreed to plat a right-of-way width of 75 feet
from the center of the canal . This r-o-w will be labeled as the
easement of the New Cache La Poudre Irrigating Company. There
are two locations where the easement of the canal will be
encroached upon. First, the oil company has an access road and
facilities that encroach upon the r-o-w. The second encroachment
will be the access road that parallels the north bank of the
canal. A portion of the road will be in the right-of-way along
this area. The owner has stated that there will be about 25 feet
between the top of the canal bank and the edge of the road. The
New Cache La Poudre Irrigating Company is willing to allow both
of these encroachments as presented. No other landscaping,
fences for buildings are permitted within the r-o-w.
The concerns of the New Cache La Poudre Irrigating Company with
regard to the storm water quality have been worked out. The
owner is planning on all the storm water from the property
(except a couple of acres on the south tip) being placed into
the Graham Seep ditch. This is agreeable to the ditch company.
At this time the New Cache La Poudre Irrigating Company is
satisfied with the progress of the subdivision and the
mitigation of the concerns of the ditch company. Please direct
any questions to Don Magnuson or Dale Trowbridge at our office.
Sincerely,
Dale Trowbridge
Office Manager
33040 Railroad Avenue • P.O. Box 104 • Lucerne, Colorado 80646
STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY Weld County Planning of Natural Resources g Department
1313 Sherman Street, Room 715 GREELEY OFFICE
Denver, Colorado 06 DEC 2 7 2004 �w�Phone (303) 866--261111
AX (303) 866-2461 R E C p/
December 21, 2004 egal: '/< SE Y. of S13, T6N, R66W DEPARTMENT
NATURAL
Ms. Michelle Martin RESOURCES
Weld County Department of Planning Bill Owens
918 10th St. Governor
Greeley, CO 80631 p I D Russell George
,r► Executive Director
ic2 )( , Ronald W.Cottony
Re: Faith Estates Rezoning (MZ-1060) Division Director
CGS Review No. WE-04-0031 Vincent Matthews
State Geologist
Dear Ms. Martin;
In response to your request and in accordance with Senate Bill 35 (1972), I visited the site and
reviewed the site plan on December 21, 2004. This site was reviewed by CGS as a sketch
plan in June, 2004. The site consists of approximately 33.5 acres and includes 9 lots that will
be rezoned from agricultural to residential estate. There is an existing residence on proposed
lot 6, along with an existing oil/gas easement near proposed lots7 and 8. Supplied water and
individual septic systems are being proposed for this subdivision. Included in the review
package were the land use map (12/8/04) by Pickett Engineering, COZ application (12/7/04),
responses to sketch plan comments (12/8/04) by Pickett Engineering, change of zone
questionnaire (12/8/04) by Pickett Engineering, flood and drainage letter (12/2/04) by
Anderson Consulting Engineers, and preliminary geotechnical engineering report (10/21/04) by
Northern Colorado Geotech.
The site is located east of the juncture of Greeley No. 2 Canal and the Graham Seep west of
Lucerne. The site topography is relatively flat with a gentle slope to the south towards the
Greeley No. 2 Canal. Several CMP culverts lead from the property into the canal under the
access road. The soil is loose silty sand from wind-blown origins, and may erode easily by
wind or water if the native vegetation is disturbed. From the boring logs, the soils may be low
density in places, and may be prone to settlement or collapse following development. Bedrock
is likely the Laramie Formation, which was not encountered within 15 feet of the ground
surface at this site. Groundwater was encountered in two of the three boreholes at depths less
than 10 feet below ground surface. Perched water and seasonally high groundwater should be
expected at this site. Shallow groundwater may pose design restrictions for basements and
septic systems.
Prior to any new construction on this site, lot-specific foundation and septic investigations
should be conducted to determine the subsurface soil conditions at each building site. This
should include geotechnical analysis, percolation testing, and recommendations for any
mitigation that may be required. Drainage systems should also be incorporated into
foundation designs if the foundation elevation will be within 4 feet of the bedrock surface or
high groundwater level. Septic systems should be designed by professional engineers to
accommodate potentially shallow groundwater. Although active erosion was not observed
during the site visit, best management practices should be taken during construction to
minimize erosion on the property and sediment transport off the site. Storm water detention
may be needed to reduce sediment transport and heavy runoff into the canal.
In summary, there are no geologic hazards that would preclude the proposed development of
this property, but geologic constraints may affect the development. If you have further
questions about this site, please do not hesitate to contact me at 303-866-3518.
Sincerel
TC Wait
Engineering Geologist
Cc: file
GREE.LEY BM Weld County Planning Department
CE
IAN 1 $S. 20(15
MEMORANDUM RECEIVED
' TO: Michelle Martin, Planning Di ent DATE: 14-January-2005
W� Q FROM: Peter Schei, P.E., Pub Department
C.
COLORADO SUBJECT: MZ-1060 Faith Estdtes or Subdivision(Zone Change)
Weld County Public Works Department has reviewed this change of zone request. Comments made during this phase
of the subdivision process may not be all-inclusive, as other concerns or issues may arise during the remaining
application process.
Comments
❑ A new geotechnical engineering report was submitted for this change of zone application.
❑ The Preliminary Geotechnical Engineering Report - Proposed Faith Estates —Eaton, Colorado, dated October 21,
2004,by Doug Leafgren, P.G. with Northern Colorado Geotech(Project No. 185-04) is satisfactory.
o The report noted groundwater in two test holes. The applicant/engineer should note the groundwater
levels on this property with respect to basement construction.
^External Roadways:
❑ The Weld County Roadway Classification Plan currently shows CR 37 with a classification as a collector requiring an
80-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 37 is paved adjacent to the proposed development and maintained by the County.
❑ Based on the proposal of limited development and apparent low traffic impact, a traffic study is not currently required.
This 9 residential lot development will add approximately 86 trips per day to the transportation system. For the
purpose of simplicity, it will be assumed that 100% of the traffic travels south on CR 37 to/ from the site to SH 392.
Should a dispute arise concerning traffic and associated impacts, a traffic impact study would be required.
o The current County traffic count on CR 37 adjacent to the development between SH 392 and CR 70 is
1,017aadt.
o The existing County Road 37 will handle the proposed additional traffic without improvements.
o Off-site improvements to CR 37 will not be required at this time.
Internal Roadways:
❑ The internal roadway right-of-way shall be 60-feet in width including cul-de-sacs with a 65- foot radius, and
dedicated to the public. The applicant has proposed two 13-foot gravel lanes for the internal road, which satisfies
Weld County Code and is acceptable to Public Works. The cul-de-sac edge of roadway radius must be 50-feet.
❑ The change of zone plat shows the ditch easement encroaching on the internal road right-of-way. This is not
acceptable to Public Works, since conflicts may arise with-respect-to the roadway, utilities and future construction
activities. This concern shall be addressed at the change of zone prior to scheduling public hearings.
❑ Stop signs and street name sign locations must be shown on the final roadway construction plans.
Intersection sight distance triangles at the development entrance will be required. All landscaping within the triangles
must be less than 3% feet in height at maturity, and noted on the final roadway plans.
Page 1 of 2
❑ 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 application) and approval. Construction details must be included.
This is consistent with County Code: Sec. 24-3-50, "The minor subdivision final plat submitted shall contain the
original signatures and seals of all parties required."
• 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 - Faith Estates Subdivision, dated December 2004, by R. Sean Phipss, P.E.,
(Colorado PE#37698)with Pickett Engineering, Inc. is acceptable.
❑ A final drainage report stamped, signed and dated by a professional engineer licensed in the State of Colorado shall be
submitted with the final application. The 5-year storm and 100-year storm drainage studies shall take into
consideration off-site flows both entering and leaving the development. Increased runoff due to development will
require detention of the 100-year storm developed condition while releasing the 5-year storm existing condition.
❑ 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 address the concern with the adjacent ditch(es) overflowing its banks during a storm event. It was
brought to the Public Works attention that this ditch(es) has overtopped the banks backing up storm waters to the
parcel to the north of the proposed development and then sheet-flowed through the development parcel. This concern
must be addressed at the change of zone prior to scheduling public hearings with consideration given to lot layout and
building envelopes.
❑ The applicant shall prepare a construction detail for typical lot grading with respect to drainage for the final
application. Front, rear and side slopes around building envelopes must be addressed. In addition, drainage for rear
and side lot line swales shall be considered. Building envelopes must be planned to avoid storm water flows, while
taking into account adjacent drainage mitigation.
❑ Final drainage construction and erosion control plans (conforming to the drainage report) stamped, signed and dated
by a professional engineer licensed in the State of Colorado shall be submitted with the final plan application.
Recommendation
❑ The Public Works Department recommends approval of this change of zone.
The applicant shall address the comments listed above at the specific step of the review process stated. The review
process will continue only when all appropriate elements have been submitted. Issues of concern must be resolved
with the Public Works Department prior to recording the change of zone and final plats."
* PC: MZ-1060 Faith Estates Minor Subdivision(Zone Change)
'1 Email&Original: Planner I
PC by Post: Applicant &art�tf- (Tc4( &kvkk$$
PC by Post: Engineer pieta Egyr ,r;�y
_ . .__.. 0 UR Page2of2 .
(1
‘tt Weld County Referral
Weld County Planning Department
GREELEY OFFICE p December 13, 2004
C. JAN 0 3 2005
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Gary and Judy Harkless Case Number MZ-1060
Please Reply By January 10, 2005 Planner Michelle Martin
Project A Minor Subdivision Change of Zone from (A)Agriculture to (E) Estate for 9
residential lots (Faith Estates)
Legal Lot B of RE-2641; being part of the SE4 Section 13, T6N, R66W of the 6th P.M.,
Weld County, Colorado.
Location 1/2 mile South of CR 70 and West of and adjacent to CR 37.
Parcel Number 0805 13 000036
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) February 1, 2005
❑ We a reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature
Agency / �is3� Date (��
«((//l�l� cY��
❖Weld County Planning Dept. 4.918 10"Street.Greeley,CO.80631 +(970)353-6100 ext.3540 •:•(970)304-6498 fax
MEMORANDUM
Weld County Planning Department
GREELEY OFFICE
JAN 0 3 2005
To: Michelle Martin RECEIVED
From: David Tuttle
Date: December 30, 2004
Subject: MZ -1060
The Sheriffs Office recommends the following improvements for this housing sub-
division:
1. The sheriffs 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 in
the event the bus is unable to drive down the street due to road conditions.
2. Either a mail distribution within the sub-division or a central drop off location
within the sub-division should be developed so that residents do not have to
cross a county roadway to obtain their mail.
3. The name of the street and address numbers within the sub-division should be
presented to the sheriffs office for approval. This will eliminate duplication
of street names within the county.
4. A permanent sign should be placed at the entrances to the sub-division
detailing the name of the sub-division, and address. There should be a plan
developed to maintain this sign. Individual addresses also need to be clearly
visible for each residential site.
5. 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.
6. A plan should be developed to maintain roadways within the sub-division
especially during inclement weather conditions for emergency vehicles.
7. The sheriffs office is very supportive of homeowner funded homeowners
associations. These associations provide a contact for the sheriffs office and
a means for maintaining common areas.
8. If there is an oil or gas well within this sub-division. This needs 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.
9. Any bodies of water in this subdivision should be fenced to restrict access for
safety of the residents.
The Sheriffs Office lacks the ability to absorb any additional service demand without the
resources recommended in the multi-year plan provided to the 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.
1-27-05; t0: ,4AM:Eaton School Dist. ;8704545193 tt
DEC 1 5 2004
a
, (71;t iie---**•:),
Weld County Referral
hiDe .
December 13, 2004
COLORADO
•
The Weld County Department of Planning Services has received the following item for review:
Applicant Gary and Judy Harkless Case Number MZ-1060
Please Reply By January 10, 2005 Planner Michelle Martin
Project A Minor Subdivision Change of Zone from (A)Agriculture to (E) Estate for 9
residential lots (Faith Estates)
Legal Lot B of RE-2641; being part of the SE4 Section 13, T6N, R66W of the 6th P.M.,
Weld County, Colorado.
Location %n mile South of CR 70 and West of and adjacent to CR 37.
Parcel Number 0805 13 000036
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you.have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) February 1, 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.
j8; See attached letter
Comments:
Signature v �} Rr;u
Ptsm,aus. vutuvc:s ptjote f a` kcs
Agency eNTOP4 SeAoot t\t111a.tezt Rt-.l.
+Weld County Planning Dept. +91810t Street.Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
1-27-05; 10: 14AM;Eeton School DISt. ;9704545193 9
•
EATON SCHOOL DISTRICT RE-2
John J. Nuspl 200 Park Avenue
superintendent Eaton, Colorado 80615
70)454-3402
e170) 454-5193 Fax
January 27, 2005
Michelle Martin
Weld County Planning Department
1400 17th Avenue
Greeley, CO 80631
RE:Gary&Judy Harkless
9-Lot Minor Subdivision Faith Estates
Michelle Martin:
We have reviewed the above applicant's land use map prepared December 8, 2004. The
proposed bus turnout would be sufficient as long as it is constructed whereby it allows for a
rectangular area that is 15' wide by 80' In length to allow our bus to enter and stop to pick up
students. As per our earlier letter dated June 18, 2004, a bus shelter approximately 6' x 10'
would be sufficient as the district typically does not go into developments to pick up students.
The School District has adopted a methodology to determine a cash-In-lieu payment for
residential development within the District in order to provide adequate educational opportunities
as a result of that development.
The cash-in-lieu payment per dwelling lot is $1,043 for a total of $9,387 for this 9-Lot PUD.
Payment should be hand delivered or mailed to Eaton School District, 200 Park Avenue, Eaton,
Colorado 80615. A receipt will be mailed to the applicant and a copy to the Weld County
Planning Department. Payment will be required prior to final plat.
Please contact me if you have any questions.
Sincerely,
Timothy Unrein
Business Services Director
Eaton School District RE-2
Enc.
Date Paid
Amount
Check #
Received By
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