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Home My WebLink About20051305.tiff LAND USE APPLICATION SUMMARY SHEET winePLANNED UNIT DEVELOPMENT FINAL PLAT COLORADO PLANNER: Jacqueline Hatch CASE NUMBER: PF-1000 HEARING DATE: May 11, 2005 APPLICANT: Stenerson, Olson & Lowrey Development LLC, Nesting Crane Ranch PUD ADDRESS: 3040 South Newcombe Way, Lakewood CO 80227 REQUEST: Final Plat for a PUD (Nesting Crane Ranch)for nine (9) lots with (E) Estate uses (33 acres)and three (3) non-residential outlots (6.26 acres)for open space. LEGAL: W2 W2 NE4 of Section 30, T3N, R68W of the 6th P.M., Weld County, Colorado. LOCATION: South of and adjacent to State Highway 66 and approximately 1/2 mile east of County Road 1. ACRES: 39.64 acres, more or less PARCEL# 1207 30 000044 POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS The Department of Planning Services'staff has received responses from the following agencies: • Weld County Zoning Compliance Officer, referral received March 18, 2005 • Weld County Department of Public Health and Environment, referral received April 13, 2005 • Mountain View Fire Protection District, referral received April 4, 2005 • Town of Mead, referral received March 18, 2005 • St. Vrain Valley School District, referral received April 13, 2005 • City of Longmont, referral received April 6, 2005 • State of Colorado, Division of Wildlife, referral received April 1, 2005 • Longmont Soil Conservation District, referral received April 12, 2005 • St. Vrain Sanitation District, referral received April 27, 2005 • State of Colorado Department of Transportation, referral received April 29, 2005 • Weld County Department of Public Works, referral received April 28, 2005 The Department of Planning Services' staff has not received responses from: • Boulder County Planning • Starbird Ditch Nesting Crane Ranch PUD PF-1000 Page 1 2005-1305 FINAL PLAT f&krn ADMINISTRATIVE RECOMMENDATION IRk. COLORADO PLANNER: Jacqueline Hatch CASE NUMBER: PF-1000 HEARING DATE: May 11, 2005 APPLICANT: Stenerson, Olson & Lowrey Development LLC, Nesting Crane Ranch PUD ADDRESS: 3040 South Newcombe Way, Lakewood CO 80227 REQUEST: Final Plat for a PUD (Nesting Crane Ranch) for nine (9) lots with (E) Estate uses (33 acres)and three (3) non-residential outlots (6.26 acres)for open space. LEGAL: W2 W2 NE4 of Section 30, T3N, R68W of the 6th P.M., Weld County, Colorado. LOCATION: South of and adjacent to State Highway 66 and approximately 1/2 mile east of County Road 1. ACRES: 39.64 acres, more or less PARCEL# 1207 30 000044 THE DEPARTMENT OF PLANNING SERVICES'STAFF RECOMMENDS THAT THIS REQUEST BE APPROVED FOR THE FOLLOWING REASONS: 1. The submitted materials are in compliance with the application requirements of Section 27-5-30 of the Weld County Code. 2. The submitted materials are in compliance with Section 27-6-120 of the Weld County Code as follows: A. Section 27-6-120.8.6.a - The proposal is consistent with any intergovernmental agreement in effect influencing the PUD and Chapters 19 (Coordinated Planning Agreements), Chapter 22 (Comprehensive Plan), Chapter 23 (Zoning), Chapter 24 (Subdivision) and Chapter 26 (Mixed Use Development) of the Weld County Code. The proposed site is currently influenced by an Inter-Governmental Agreement with the City of Longmont but the application process was submitted to the County prior to the IGA being established. The proposal is consistent with the aforementioned documents as follows: 1. Section 22-2-60.C(A. Goal 3)—Provide mechanism for the division of land which is agriculturally zoned. Options for division shall be provided to ensure the continuation of agricultural production and accommodate low intensity development. Urban-scale residential, commercial and industrial development will be discouraged in areas where adequate services and infrastructure are not currently available or reasonably obtainable. The applicant is proposing a low density residential development of 9 lots on 39.64 acres. The minimum lot size is 2.5 acres with an overall density of one septic system per 4.4 acres which does Nesting Crane Ranch PUD PF-1000 Page 2 meet the current Department of Public Health's and Environment policy. The St. Vrain Sanitation District in their referral dated April 27, 2005 asks the developer to investigate extending the sewer line from the Liberty Gulch area (1% miles away) to serve their site. 2. Section 22-2-60.D (A. Goal 4) — Conversion of agricultural land to nonurban residential, commercial, and industrial uses will be accommodated when the subject site is in an area that can support such development. Such development shall attempt to be compatible with the region. This goal is intended to address conversion of agricultural land to nonurban uses. Once converted, this land is less conducive to agricultural production. The proposed PUD will be serviced by Longs Peak Water District for potable water and fire protection requirements. Individual sewer disposal systems will handle the effluent flow. The surrounding property consists of primarily single family homes to the east. Agricultural uses are in practice to the north and south of the site and Seemore Heights subdivision is located to the west of the site. The majority of the property is level and is currently not farmed and consists of long grass. 3. Section 22-2-210.D.2 (PUD.Policy 4.2.) -- A Planned Unit Development which includes a residential use should provide common open space free of buildings, streets, driveways or parking areas. The common open space should be designed and located to be easily accessible to all the residents of the project and usable for open space and recreation. Some Planned Unit Developments may not require common open space depending on their type, density, or other factors. The proposal includes 6.26 acres of open space located at the access to the subdivision. 4. Section 22-2-210.D. 3. (PUD.Policy 4.3.) — Conservation of natural site features such as topography, vegetation and water courses should be considered in the project design. The site is primarily level with no significant natural features. 5. Section 22-2-210.F. 1. (PUD.Policy 6.1.) -- The development should provide for perpetual maintenance of all commonly shared land and facilities. The County should not bear the expense or responsibility of maintenance for any commonly shared land or facilities within the Planned Unit Development. Conditions of Approval and Development Standards ensure that any future work required to maintain the open space shall be at the expense of the Homeowners Association. 6. Section 22-3-50.8.1, (P.Goal 2) "Require adequate facilities and services to assure the health, safety and general welfare of the present and future residents of the County." The proposed PUD will be serviced by Longs Peak Water District for potable water and fire protection requirements. Individual sewer disposal systems will handle the effluent flow. St. Vrain Sanitation District in their referral dated April 27, 2005 stated that at this time there is a sewer line up through Liberty Gulch (1% miles away) and ask that the developer extend the line to serve the site. B. Section 27-6-120.6.6 - The uses which would be allowed in the proposed PUD will conform with the Performance Standards of the PUD Zone District contained in Article II, Chapter 27 of the Weld County Code. Section 27-2-20, Access standards — The applicant is proposing to utilize an existing easement in the Seemore subdivision to the west for emergency access to the site. No comments have been received from Department of Public Works at this time. Nesting Crane Ranch PUD PF-1000 Page 3 Section 27-2-40, Bulk requirements — The applicant has chosen to adhere to the bulk requirements of the E (Estate)Zone District. The applicant has met the remaining performance standards as delineated in Section 27- 2-10. The Conditions of Approval and Development Standards ensure compliance with Sections 27-2-20 through 27-2-220 of the Weld County Code. C. Section 27-6-120.6.c - That the uses which would be permitted shall be compatible with the existing or future development of the surrounding area as permitted by the existing Zoning, and with the future development as projected by Chapter 22 of the Weld County Code or master plans of affected municipalities. The proposed site is currently influenced by an Inter-Governmental Agreement with the City of Longmont, however, the application was submitted to the County prior to the IGA being adopted. The site is also located within the three mile referral areas for the Town of Mead and Boulder County. The City of Longmont in their referral dated April 6, 2005 indicate that they have no additional comments at this time. The Town of Mead in their referral dated March 18, 2005 state "this project site is now outside of the Towns' planning area". Boulder County did not respond to the referral request. D. Section 27-6-120.6.d - That the PUD Zone District shall be serviced by an adequate water supply and sewage disposal system in compliance with the Performance Standards in Article II the Weld County Code. The proposed PUD will be serviced by Longs Peak Water District for potable water and fire protection requirements. Individual sewer disposal systems will handle the effluent flow. At the time of the Change of Zone the Weld County Department of Public Health and Environment indicated that the application has satisfied Chapter 27 of the Weld County Code in regard to water and sewer service. E. Section 27-6-120.6.e - That street or highway facilities providing access to the property are adequate in functional classification, width, and structural capacity to meet the traffic requirements of the uses of the proposed PUD Zone District. The applicant is proposing an interior roadway with 60 feet of right-of-way for two 12 foot gravel lanes and two 4 foot shoulders. The Weld County Department of Public Works in their referral dated April 27, 2005 states that the final roadway plan and drainage plan drawings submitted by the applicant have not been stamped and sealed and will be required to be signed, stamped and dated prior to recording the final plat. The Weld County Public Works Department has reviewed the proposal and has determined that the internal road 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 roadway section of the interior roadway shall be shown as two 12-foot paved lanes with 4-foot gravel shoulders on the final plat. The cul- de-sac edge of roadway radius shall be fifty (50) feet. Stop signs and street names will be required at all intersections. F. Section 27-6-120.6.f - An off-site road improvements agreement and an on-site improvements agreement proposal is in compliance with Chapter 24 of the Weld County Code as amended and a road improvements agreement is complete and has been submitted, if applicable. The Department of Planning Services shall require an Improvements Agreement in accordance with Section 27-6-120.6.f of the Weld County Code for improvements to Nesting Crane Ranch PUD and all on-site improvements. G. Section 27-6-120.6.g - That there has been compliance with the applicable requirements contained in Chapter 23 of the Weld County Code regarding overlay districts, commercial mineral deposits, and soil conditions on the subject site. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere to the fee Nesting Crane Ranch PUD PF-1000 Page 4 structure of the Weld Road Impact Program. The site does not lie within any additional overlay districts and no commercial mineral deposits have been noted. H. Section 27-6-120.6.h - Consistency exists between the proposed zone district(s), uses, the specific or conceptual development guide. The submitted Specific Development Guide does accurately reflect the performance standards and allowed uses described in the proposed zone district, as described previously. This approval recommendation is based upon compliance with Chapter 27 requirements. The Final Plat for a PUD for nine (9) lots with Estate Zone Uses along with three (3) non-residential outlots(6.26 acres) of open space is conditional upon the following: 1. Prior to recording the Final Plat: A. The applicant shall provide the Department of Planning Services with a sign plan that conforms with Section 23-4-80.A of the Weld County Code. (Department of Planning Services. B. The applicant shall address the concerns/comments of the Department of Public Works as stated in the referral response dated April 28, 2005. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Departments of Public Works and Planning Services) C. The applicant shall identify a road name for the proposed development and provide written evidence from all applicable service agencies including Mountain View Fire Protection District, the Weld County Sheriff's Office, Ambulance provider, and the Post Office shall be submitted to the Department of Planning Services that the proposed name is in compliance with their identification/naming protocol. (Department of Planning Services) D. The applicant shall address the concerns/comments of State of Colorado Division of Wildlife as stated in the referral response dated April 1, 2005. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. E. The applicant shall attempt to address the concerns/comments of St. Vrain Sanitation District as stated in the referral response dated April 27, 2005. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. F. The applicant has submitted a draft Improvements Agreement According to Policy Regarding Collateral for Improvements (Public Road Maintenance). The Agreement has been reviewed and approved by the Departments of Planning Services and Public Works. The applicant shall submit a signed copy of the Improvements Agreement along with the appropriate collateral. The agreement and collateral shall be approved and accepted by the Board of County Commissioners prior to recording the Final Plat. (Department of Planning Services) G. The applicant shall submit evidence that the Weld County Attorney's Office has reviewed the Restrictive Covenants and Home Owners Association Incorporation paperwork for Nesting Crane Ranch PUD. Any changes requested by the Weld County Attorney's Office shall be incorporated. (Department of Planning Services) H. The applicant shall submit finalized copies and the appropriate fee ($6 for the first page and $5 for each additional page)to the Department of Planning Services for recording the Nesting Crane Ranch PUD PF-1000 Page 5 • Restrictive Covenants for Nesting Crane Ranch in the Office of the Clerk and Recorder. (Department of Planning Services) The applicant shall submit evidence that the Home Owners Association has been recorded with the Secretary of the State. (Department of Planning Services) J. The applicant shall submit recorded evidence that the Outlots have been deeded to the Nesting Crane Ranch Home Owners Association. (Department of Planning Services) K. The applicant shall submit a request to a Weld County Building Technician for lot addresses. The subdivision street name and lot addresses shall be submitted to the Mountain View Fire Protection District, the Weld County Sheriffs Office, Ambulance provider, and the Post Office for review. Written evidence of approval shall be submitted to the Weld County Department of Planning Services. (Department of Planning Services) L. The plat shall be amended to include the following: 1. All sheets of the plat shall be labeled PF-1000. (Department of Planning Services) 2. The applicant shall adhere to the plat requirements in preparation of the Final Plat. The vicinity map shall be delineated at a scale of 1"-2000' and the Site Plan shall be delineated at a scale of 1"-100' or 1"-200'. (Department of Planning Services) 3. All changes required by the Weld County Utility Advisory Committee. (Utility Advisory Committee) 4. State Highway 66 requires 100 feet right-of-way at full build out. A total of 50 feet from the centerline of State Highway 66 shall be delineated right-of-way reservation for future expansion of State Highway 66. The future right-of-way shall be incorporated into the design. Should additional right-of-way be required, the open space requirement of 15% may not be met. Changes to the open space layout may be required. (Department of Planning Services) (Colorado Department of Transportation) 5. 'Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County Code shall be placed on any recorded plat. (Department of Public Health and Environment) 6. Stop signs and street name signs will be required at all intersections. (Department of Public Works) 2. The Final Plat is conditional upon the following and that each shall be placed on the Final Plat as notes prior to recording: A. The Final Plat allows for PUD zoning for nine (9) lots with Estate Zone Uses along with three (3) non-residential outlots (6.26 acres)of open space as indicated in the application materials on file in the Department of Planning Services and subject and governed by the Conditions of Approval stated hereon and all applicable Weld County Regulations. (Department of Planning Services) B. Approval of this plan may create a vested property right pursuant to Section 23-8-20 of r the Weld County Code. (Department of Planning Services) Nesting Crane Ranch PUD PF-1000 Page 6 C. No building permits shall be issued for Non-buildable Lots A, B and C. (Department of Planning Services) D. Water service shall be obtained from the Longs Peak Water District. (Department of Public Health and Environment) E. 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. (Department of Public Health and Environment) F. If required, the applicant shall obtain a storm water discharge permit from the Water Quality Control Division of the Colorado Department of Public Health and the Environment. Silt fences shall be maintained on the down gradient portion of the site during all parts of the construction phase of the project. (Department of Public Health and Environment) G. 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. (Department of Public Health and Environment) H. In accordance with the Regulations of the Colorado Air Quality Control Commission any development that disturbs more than 5 acres of land must incorporate all available and practical methods which are technologically feasible and economically reasonable in order to minimize dust emissions. (Department of Public Health and Environment) I. 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. (Department of Public Health and Environment) J. A Homeowner's Association shall be established prior to the sale of any lot. Membership in the Association is mandatory for each parcel owner. The Association is responsible for liability insurance, taxes and maintenance of open space, streets, private utilities and other facilities along with the enforcement of covenants. (Department of Planning Services) K. The Home Owners Association shall be responsible for replacing all dead or dying plant material in the open space areas. (Department of Planning Services) L. Weld County's Right to Farm as delineated on this plat shall be recognized at all times. (Department of Planning Services & Department of Public Health and Environment) M. Stop signs and street name signs will be required at all intersections. (Department of Planning Services) N. All signs including entrance signs shall require building permits. Signs shall adhere to Section 23-4-80 of the Weld County Code. These requirements shall apply to all temporary and permanent signs. (Department of Planning Services) O. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code. (Department of Planning Services) Nesting Crane Ranch PUD PF-1000 Page 7 P. Building permits shall be obtained prior to the construction of any building or structure. Building permits are also required for signs and structures such as bus shelters if provided. (Department of Building Inspection) Q. Activities such as permanent landscaping, structures, dirt mounds or other items are expressly prohibited in the septic absorption field site. (Department of Public Health and Environment) R. A plan review is required for each building. Plans shall bear the wet stamp of a Colorado registered architect or engineer. Two complete sets of plans are required when applying for each permit. (Department of Building Inspection) S. 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 Residential Code, 2003 International Mechanical Code, 2003 International Plumbing Code, 2002 National Electrical Code and Chapter 29 of the Weld County Code. (Department of Building Inspection) T. 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. (Department of Building Inspection) U. Each septic system will require engineered septic systems due to poor soils and/or shallow bedrock conditions. (Department of Health and Environment) V. Building height, wall and opening protection and separation of buildings with mixed uses shall be in accordance with the Building and / or Residential Code in effect at the time of permit application. Setback and offset distances shall be determined by the Weld County Code. (Department of Building Inspection) W. Building height shall be measured in accordance with the applicable 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. Off-set and setback requirements are measured to the farthest projection from the building. (Depart of Building Inspection) X. The property owner shall be responsible for compiling with the Performance Standards of Chapter 27, Article II and Article VIII, of the Weld County Code. (Department of Planning Services) Y. Personnel from Weld County Government shall be granted access onto the property at any reasonable time in order to ensure the activities carried out on the property comply with the Development Standards stated herein and all applicable Weld County regulations. (Department of Planning Services) Z. The site shall maintain compliance at all times with the requirements of the Weld County Departments of Public Works, Public Health and the Environment, and Planning Services, and adopted Weld County Code and Policies. (Department of Planning Services) AA. Prior to the issuance of building permits the applicant shall verify with the St. Vrain Sanitation District to determine the location of the nearest sanitary sewer line. In Nesting Crane Ranch PUD PF-1000 Page 8 accordance with the Weld County Code, if a sewer line exists within four hundred (400) feet of the property line and the sewer provider is willing to serve the proposed structure, a septic permit cannot be granted by the Weld County Department of Public Health and Environment. Evidence of such shall be submitted in writing to the Weld County Department of Planning Services. (Department of Planning Services) AB. No development activity shall commence on the property, nor shall any building permits be issued on the property until the final plan has been approved and recorded. (Department of Planning Services) AC. Section 27-8-80.A of the Weld County Code - Failure to Comply with the PUD Final Plan - The Board of County Commissioners may serve written notice upon such organization or upon the owners or residents of the PUD setting forth that the organization has failed to comply with the PUD Final Plan. Said notice shall include a demand that such deficiencies of maintenance be cured within thirty (30) days thereof. A hearing shall be held by the Board within fifteen (15) days of the issuance of such notice, setting forth the item, date and place of the hearing. The Board may modify the terms of the original notice as to deficiencies and may give an extension of time within which they shall be rectified. AD. Section 27-8-80.6 of the Weld County Code - Any PUD Zone District approved in a Final Plan shall be considered as being in compliance with Chapter 24 of the Weld County Code and Section 30-28-101, et seq., CRS. AE. The PUD Final Plan shall comply with all regulations and requirements of Chapter 27 of the Weld County Code. (Department of Planning Services) j.� 3. The Final Plat map shall be submitted to the Department of Planning Services' for recording within thirty (30) days of approval by the Board of County Commissioners. With the Final Plat map, the applicant shall submit a digital file of all drawings associated with the Final Plat application. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats are .shp (Shape Files), Arclnfo Coverages and Arclnfo Export files format type is .e00. The preferred format for Images is .tif (Group 4) ... (Group 6 is not acceptable). (Department of Planning Services) 4. Prior to construction: A. Stop signs and street name signs will be required at all intersections. (Department of Planning Services) B. Buildings shall be designed and constructed in accordance with the provisions of the Uniform Fire Code. (Mountain View Fire Protection District) C. All fire hydrants, water mains and access roads must be approved before building construction may begin. Fire apparatus access must be designed and maintained to support the imposed loads of fire apparatus (75,000 pounds) and must have a surface that provides all-weather driving capabilities. Once fire hydrants have been install and placed in service, the Fire District needs to be provided with information from the water service provider indicating that available water supply for fire protection. (Mountain View Fire Protection District) D. All plans for residential fire sprinkler systems must be submitted to and approved by the Fire District prior to installation of such systems. (Mountain View Fire Protection District) Nesting Crane Ranch PUD PF-1000 Page 9 a DEPAR .TENT OF PLANNING SERVICES NORTH OFFICE 918 10 Street GREELEY, CO 80631 PHONE: (970) 353-6100, Ext. 3540 IFAX: (970) 304-6498 SOUTHWEST OFFICE 4209 CR 24.5 • LONGMONT, CO 80504 COLORADO PHONE: (720) 652-4210, Ext. 8730 FAX: (720) 652-4211 March 17, 2005 Jeff Olson Stenerson, Olson Lowrey Development 3040 Newcombe Way Lakewood CO 80227 Subject: PF-1000- Request for approval of Nesting Crane Ranch, PUD Final Plan for 9 residential lots on a parcel of land described as W2W2NE4 of Section 30, T3N, R68W of the 6th P.M., Weld County, Colorado Dear Mr. Olson: Your application and related materials for the request described above are complete and in order at the present time. This application is scheduled before the Board of County Commissioners on May 11, 2005 at 10:00 a.m. The Board of County Commissioners meet at the Centennial Center, located at 915 10th Street, on the first floor. A representative from the Department of Planning Services will be out to the property to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing time,date,and location. In the event the property under consideration is not adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place on the property and post a second sign at the point at which the driveway(access drive) intersects a publicly maintained road right-of-way. It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property or if the property is located within the comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of the submitted materials to the Longmont and Mead Planning Commission for their review and comments. Please call Longmont at 303-651-8601 and Mead at 970-535- 4477 for further details regarding the date,time,and place of this meeting. It is recommended that you and/or a representative be in attendance at the Longmont and Mead Planning Commission meeting to answer any questions the Commission members may have with respect to your application The Department of Planning Services' staff will make a recommendation concerning this application to the Weld County Board of County Commissioners. It is the responsibility of the applicant to contact the Department of Planning Services office a few days before the date of the hearing to obtain that recommendation. If you have any questions concerning this matter, please feel free to call me. Sincerely, torts— Jacqu ne Hatch Planne BOARD OF COUNTY COMMISSIONERS' SIGN POSTING CERTIFICATE THE LAST DAY TO POST THE SIGN IS AP•2„_ ZE 240 S THE SIGN SHALL BE POSTED ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT- OF-WAY. IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY (ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY. I, Jacqueline Hatch, HEREBY CERTIFY UNDER PE < S OF PERJURY THAT THE SIGN WAS POSTED ON THE PROPERTY AT LEAST ' FIFTE AYS BEFORE THE BOARD OF COMMISSIONERS HEARING FOR ('f- I Cc G IN THE AGRICULTURAL ZONE DISTRICT. C 0.0 c L.‘A./& U 4-1T- Jacqueline Hatch Signature of Person Posting Sign STATE OF COLORADO )ss. COUNTY OF WELD 1 r f The foregoing instrument was subscribed and sworn to me thi�v day of 1 l , 2005. WITNESS my hand and official seal. Notary Public My Commission Expires: BILLIE J. 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