HomeMy WebLinkAbout20051942.tiff 4- a
set> _ Weld County Referral
IApril 15, 2005
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Robert Parson Case Number MZ-1025
Please Reply By May 13, 2005 Planner Sheri Lockman
Project Minor Subdivision Change of Zone from A (Agriculture) to E (Estate). Peace Haven
Estates.
Legal Lot B of RE-3358; Pt NW4 of Section 10, T7N, R67W of the 6th P.M., Weld
County, Colorado.
Location East of and adjacent to CR 19 and south of and adjacent to CR 84.
Parcel Number 0705 10 200023
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) June 7, 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 4 �� Date Lf //r/DS
Agency / 1A/-
Af
EXHIBIT
•Weld County Planning Dept. +918 10'"Street, Greeley, CO. 80631 +(970)353-6100 ext.3540 +(970)304-649
2005-1942
441-
DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
NORTH OFFICE
ne 918 10TH STREET
GREELEY, COLORADO 80631
PHONE (970) 353-6100, EXT.3540
FAX (970)304-6498
COLORADO
April 18, 2005
TO: Sheri Lockman, Planner
FROM: Lin Dodge, Building Tecir"'7it-'
RE: REFERRAL NOTES FOR MZ-1025 — Peace Haven Minor Sub
1. Please reference Weld County Ordinance 2003-6, the Weld County Code
Ordinance 2003-6 (Addressing Code) Section 2-13-70, H-1-g-6 which
suggests cul-de-sacs running north and south to be named "Way". I find
no duplications for either Peace Haven Drive or Peace Haven Way,
therefore, have no objections to "Drive".
PEACE HAVEN MINOR SUB Developer: Robert Parsons
MZ-1025 (Change of Zone from Ag to Estate) Planner: Sheri Lockman
PT NW4 10-7-67
ZONED ESTATE
IS NOT IN FLOOD PLAIN (0465D)
IS NOT IN STORM WATER PROJECT AREA
RIF AREA #1
NORTH WELD COUNTY WATER DISTRICT
ENGINEERED INDIVIDUAL SEPTIC SYSTEMS
NATURAL GAS - XCEL ENERGY
POUDRE VALLEY REA
QWEST COMMUNICATIONS
WINDSOR/WELD DISTRICT RE-4
POUDRE FIRE AUTHORITY
AULT PO
STANDARD ESTATE ZONE BULK REQUIREMENTS
8 ESTATE-ZONED LOTS
Lot 1 9223 Peace Haven Drive
Lot 2 9219 Peace Haven Drive
Lot 3 9215 Peace Haven Drive
Lot 4 9211 Peace Haven Drive
Lot 5 9207 Peace Haven Drive
Lot 6 9204 Peace Haven Drive
Lot 7 9214 Peace Haven Drive
Lot 8 9224 Peace Haven Drive
Lin Dodge, Building Tech
4/18/05
04/26/2005 TUE 14:20 FAX Z0o2/004
Weld County Referral
"DC.
April 15, 2005
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Robert Parson Case Number MZ-1025
Please Reply By May 13, 2005 Planner Sheri Lockman
Project Minor Subdivision Change of Zone from A(Agriculture) to E(Estate). Peace Haven
Estates.
Legal Lot B of RE-3358; Pt NW4 of Section 10, T7N, R67W of the 6th P.M., Weld
County, Colorado.
9
Location East.of and adjacent to CR 19 and south of and adjacent to CR 84.
Parcel Number 0705 10 200023
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) June 7, 2005
O 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 - / - a %.c�J Date Z for UJ
Agency c -sue FA:te N'"i,✓�,�oc� rJ�,
:•Weld County Planning Dept. t918 10'Street, Greeley, CO. 80631 •:•(970)353-6100 exL3540 t(970)304-6498 tax
04/26/2005 TUE 14:20 FAX 1003/004
Mirere Fire Prevention Bureau
Phone:970-221-6570
102 Remington Street Fax: 970-221-6635
Fort� Authority Collins,CO 80524 Internet_wwwpoudre_fire.org
To: Sheri Lockman
Weld County Planner
From Michael A. Chavez
Fire Protection Technician
Re: MZ-1025 (Peace Haven Estates)
Date: April 26, 2005
CC: Robert L Parsons Jeffrey W. Couch
40455 Skylark Drive do TEAM Engineering
Fort Collins, CO. 80528 3468 Shallow Pond Dr.
Fort Collins, CO. 80528
The following comments are applicable to this proposal:
In accordance with the 97 LCLUC 8.1.4c,Other Standards, the Poudre Fire Authority
will enforce the 97 Uniform Fire Code along with it's accompanying local ordinances as
follows:
Poudre Fire Authority has no objections to the request for the rezoning of this
property from Agriculture to Estate.AVo the following Poudre Fire Authority
requirements shall be required for this project know as Peace Haven Estates
(Case#MZ-1025).
PREMISES IDENTIFICATION: Approved numerals or addresses shall be provided
for all new and existing building in such a position as to be plainly visible and legible
from the street or mad fronting the property. 1997 UFC 901.4.4
WATER SUPPLY: Residential(Outside GMA)
No Residential building can be greater then 400 feet from a fire hydrant.
Fire hydrants are required with a maximum spacing of 800 feet along an approved
roadway. Each hydrant must be capable of delivering 500 gallons of water per minute at a
residual pressure of 20 psi. 1997 UFC 9012.2.2
REQUIRED ACCESS:
A fire department access road shall be provided and maintained unobstructed.
1997 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1
04/26/2005 TUE 14:20 FAX - j004/004
These two conditions, if not met would require the instillation of a fire sprinkler system.
I) Water Supply—If a hydrant,when required can not be provided for whatever
reason, afire sprinkler system shall be provided
2) Fire Apparatus Access- When any portion of the facility or any portion of an
exterior wall of the first story of the building is located more then 150 feet from
fire apparatus access as measured by an approved route around the exterior of the
building or facility it shall be fire sprinklered.
CUL-DE-SAC:
A dead-end street cannot exceed six-hundred-sixty(660)feet in length. The turn-around
at the end of the street must have an outside turning radius of fifty(50) feet or more,and
an inside turning radius of twenty-five (25) feet, Short fire lanes are permitted to facilitate
a second point of access when a street is greater then 660 feet. All structures beyond the
660 feet limit must be fire sprinklered if a second point of access cannot be provided.
1997 UFC 902.2.2.3
SPRINKLER REQUIREMENTS:
These proposed residences shall be are sprinklered.
r
ja_ (1[7 - ���
APR-27-2005 WED 10: 17 AM WINDSOR SCHOOL DISTRICT FAX NO. 970 686 5280 P. 01/01
NpR 1 9 2005
Weld County Referral
April 15, 2005
Ci
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Robert Parson Case Number MZ-1025
Please Reply By May 13, 2005 Planner Sheri.Lockman
Project Minor Subdivision Change of Zone from A(Agriculture) to E (Estate). Peace Haven
• Estates.
Legal Lot B of RE-3358; Pt NW4 of Section 10, T7N, R67W of the 6th P.M., Weld
County, Colorado.
Location East of and adjacent to CR 19 and south of and adjacent to CR 84.
y Parcel Number 0705 10 200023
•
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) June 7, 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: 8/�y{//,[�,//,L � rg 444,4,49 .�h. aro-faint�t #/r.2 i f ,',J.u. 44444,11--
tit /
` �°``La A.tv char Oa tai crn.% d-cw t/2e.�ne p.Ih ,+.e,,, �a44-kna-1(-o
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Signature
/ Date �/e',4r
Agency WwieC set - 'Vv"" d-
*Weld County Planning Dept. 0918 10'h Street, Greeley,CO. 80631 +(970)353.6100 ext.3540 +(970)304-6498 fax
Weld County Planning Department
GREELEY OFFICE
APR 2 7 2005
RECEIVED
° Memorandum
TO: Sheri Lockman, W.C. Planning
ik DATE: April 23, 2005
FROM: Pam Smith, W.C. Department of Public
COLORADO Health and Environment
CASE NO.: MZ-1025 NAME: Robert Parsons/Peace
Haven Estates
The Weld County Health Department has reviewed this Change of Zone application. The
application states that the subdivision proposes 9 lots. However, this is a change from the
reviewed Sketch Plan material. Additionally, the Change of Zone plat map has a layout for 8
lots. Therefore, the Department is unsure of the exact intent. The overall septic system density
is different with 8 lots than with 9 lots. The application states that the minimum lot size is 4
acres (unchanged from the Sketch Plan) and that the total acres is 49.15 (again, unchanged
from the Sketch Plan). The Department is unable to determine what the application is in order to
make a comprehensive review.
The application has satisfied Chapter 24 of the Weld County Code in regard to water and sewer
service. The application states the water will be supplied by North Weld Water District. A draft
agreement from North Weld Water District has been included in the application materials.
Sewer will be provided by individual sewage disposal systems. As previously stated, the
Department is unable to determine what the application is in order to make a comprehensive
review.
Preliminary percolation data was submitted in the Sketch Plan application materials from Earth
Engineering Consultants, Inc, and comments are as follows: The findings of that geotechnical
report, dated November 1, 2002 indicates most of the site is expected to be suitable for
conventional septic systems. Two 6-hole percolation tests were conducted on the property in
the vicinity of Lots 3 and 7, and provide limited information on the soil absorption capabilities on
the entire 49 acres. The Larimer Canal borders the property on the west. A 125-foot septic
system setback has been delineated on the lots bordering the canal, which is more than
adequate for the required septic system placement. Because of the large lot sizes and
anticipated conventional septic systems, primary and secondary envelopes are not required on
the lots.
The applicant has placed Primary and secondary septic envelopes on the 8 lot layout. These
envelope sizes are adequate, based on the information above.
With the unanswered questions regarding the number of lots, the overall septic system density
and the minimum lot size, the Department offers preliminary approval with the following
conditions:
1. Water service shall be obtained from North Weld County 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. 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\Planning\sketch\mz-1025 Peace Haven.rtf
•
RECEIVED APR 1 8 2005
(0710
sipil Weld County Referral
Weld County Planning Department
GREELEY OFFICE
IMAY U 2 April 15, 2005
C 2005
RECEIVED
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Robert Parson Case Number MZ-1025
Please Reply By May 13, 2005 Planner Sheri Lockman
Project Minor Subdivision Change of Zone from A(Agriculture)to E (Estate). Peace Haven
Estates.
Legal Lot B of RE-3358; Pt NW4 of Section 10, T7N, R67W of the 6th P.M., Weld
County, Colorado.
Location East of and adjacent to CR 19 and south of and adjacent to CR 84.
Parcel Number 0705 10 200023
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) June 7, 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.
g. See attached letter.
Comments:
r
Signature Date y 2eo
Agency Wa Cy,,ttot Call- / 777
c"�{Yp``�JO"y�
+Weld County Planning Dept. +918 10'h Street, Greeley, CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
THE WATER SUPPLY AND STORAGE COMPANY
P.O.BOX 1584
2319 E.Mulberry Street
FORT COLLINS,COLORADO 80522-1584
April 28, 2005
The Weld Co. Dept. of Planning Services
918 10th Street
Greeley, CO 80631
Re: Project: Peace Haven Estates,Minor Subdivision Change of Zone from A to E
Lot B of RE-3358; Pt NW4 of Section 10, T7N,R67W of the 6th P.M.
We have not yet had the opportunity to see or review detailed construction drawings.
Therefore we are unable to determine whether the right-of-way provided for the ditch is
adequate and accurately located and whether other potential impacts to the ditch are
being dealt with or mitigated to an acceptable level.
From our standpoint,the construction of the project will necessitate the preparation by
the developers of engineered plans at the appropriate time which will reflect construction
details for all proposed facilities including,but not limited to,drainage facilities and
structures,roads,paths and fences, ditch crossings for utilities, bridges and so on which
may impact our ditch or ditch easement. We will reserve the right to have those plans
reviewed and approved to our satisfaction and will require the developers to construct
those improvements in accordance with the approved plans before we give final approval
to the project.
We request that final approval by Weld County be conditioned upon our approval of the
engineered plans and construction details as described above.
Thank you for providing notice to us for the filing of the application and the status of
your review. Please continue to keep us informed as the application proceeds through
your process.
If you have questions,please do not hesitate to contact us.
Sinn rely,
Dennis J. Harmon
Manager
e l
4got in'
Weld County Referral
April 15, 2005
wipC.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Robert Parson Case Number MZ-1025
P/ease Reply By May 13, 2005 Planner Sheri Lockman
Project Minor Subdivision Change of Zone from A(Agriculture)to E (Estate). Peace Haven
Estates.
Legal Lot B of RE-3358; Pt NW4 of Section 10, T7N, R67W of the 6th P.M., Weld
County, Colorado.
Location East of and adjacent to CR 19 and south of and adjacent to CR 84.
Parcel Number 0705 10 200023
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) June 7, 2005
O 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.
ite See attached letter.
Comments:
Signature � �^ Date y—a 9 a `�
Agency � /� /1, f. ft>.SAC/ /On
•
+Weld County Planning Dept. ❖918 10th Street, Greeley,CO.80631 +(970)353-6100 ext.3540 ❖(970)304-6498 fax
DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
NORTH OFFICE
918 10th Street
GREELEY, COLORADO 80631
PHONE (970)353-6100, E XT.3540
FAX (970)304-6498
SOUTHWEST OFFICE
C. 4209 CR 24.5
LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
COLORADO FAX(720)652-4211
April 29, 2005
Robert Parson
Minor Subdivision Change of Zone from A (Agricultural) to E (Estate). Peace Haven Estates
MZ-1025
1. Building permits shall be obtained prior to the construction of any building. Building permits are required
for the principle dwelling, for buildings accessory to the principle dwelling and any future entry way and or
gates.
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 Residential 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.
S440
R
Building Official
Service,Teamwork,Integrity,Quality
STATE OF COLORADO
-OFFICE OF THE STATE ENGINEER of coo
)ivision of Water Resources
Department of Natural Resources �� 1i
1313 Sherman Street, Room 818 Weld County Planning Department `%
April 26, 2005 GREELEY OFFICE �� *'
Denver,Colorado 80203 p r t896i�
FAX(303)Phone )8663) 358981 MAY 0 �
2005 Bill Owens
www.waterstate.co.us Governor
Ms. Sheri Lockman RECEIVED Russell George
Weld County Planning Department Executive Director
918 101h Street Hal D.Simpson,P.E.
Greeley, Co 80631 State Engineer
Re: Peace Haven Estates
Case No. MZ-1025
NW1/4 of Sec. 10,T7N, R67W, 6th P.M.
Water Division 1,Water District 3
Dear Ms. Lockman:
We have reviewed the above referenced proposal to subdivide a 49.15-acre parcel into nine single-family
residential lots with an average lot size of 5.46 acres. A Water Supply Information Summary Form was not
included in the referral material. Our records show that the State Engineer's Office previously commented on this
subdivision proposal by our letter dated November 12, 2002.
The proposed water source for this development is identified as the North Weld County Water District
("District"), however, a letter of commitment for service from the District was not provided. From submitted
,-- materials it appears the developer intends to extend the water line to the subdivision from an existing 8 inch water
main. Based on current information on file in this office, the District will typically furnish 70% of an acre-foot
(228,000 gallons) of water per tap per annual water year if the allotment for the Colorado-Big Thompson (CBT)
project water, as determined by the Northern Colorado Water Conservancy District, is 50% or greater. The District
will restrict the delivery as necessary when the CBT allotment is less than 50%. Please note, the two wells
mentioned in the letter of November 12, 2002, Permit nos. 243581 and 243582, have been canceled at the
request of the owner. Pursuant to a letter received January 6, 2003, Mr. Robert Parsons indicated the wells had
not been constructed and wished to have both permits canceled. Due to this action, these permits are no longer
of concern in regards to this proposed subdivision.
Pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State Engineer's office offers the opinion that with the
District as the water supplier, the proposed water supply may be provided without causing material injury to
existing water rights and the supply is expected to be adequate, provided the applicant obtain a letter of
commitment for service from the District for this development.We recommend that the County obtain a signed
copy of the water service agreement from the District prior to the final approval of the subdivision.
If you have any question in this matter please contact Megan Sullivan of this office.
Sincerely,
nra D.-ea/F^
6v
Dick Wolfe, P.E.
Assistant State Engineer
cc: Jim Hall, Division Engineer
George Varra, Water Commissioner, District 3
Water Supply Branch
Subdivision File
DW/MAS/Peace Haven Estates
a
Weld County Referral
Weld County Planning Department
GREELEY OFFICE
' APR 2 April 15, 2005
C 2005
RECEIVED
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Robert Parson Case Number MZ-1025
Please Reply By May 13, 2005 Planner Sheri Lockman
Project Minor Subdivision Change of Zone from A (Agriculture) to E (Estate). Peace Haven
Estates.
Legal Lot B of RE-3358; Pt NW4 of Section 10, T7N, R67W of the 6th P.M., Weld
County, Colorado.
Location East of and adjacent to CR 19 and south of and adjacent to CR 84.
Parcel Number 0705 10 200023
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) June 7, 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
Agency �� CA)
❖Weld County Planning Dept. 4918 10'h Street, Greeley,CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
Applicant: Robert Parson
Planner: Sheri Lockman Case#: MZ-1025
47
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8 8 MI
Weld County Sheriff's
Office
M e mo
To: Sheri Lockman
From: Ken Poncelow
CC:
Date: May 6, 2005
Re: MZ-1025
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.
2. Either 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 road to obtain their mail.
3. 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.
4. 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 Sheriff's Office will have
limited traffic enforcement powers.
5. A plan should be developed to maintain roadways within the sub-division especially during
inclement weather conditions for emergency vehicles.
6. 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.
7. 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.
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.
Weld County Planning Department
GREELEY OFFICE
MAY 1 7 2005
MEMORANDUM RECEIVED
WIID ing
C. TO: Sheri Lockman, Planning D ment DATE: 16-May-2005
Q FROM: Peter Schei,P.E.,Pubh s Department
COLORADO SUBJECT: MZ-1025 Peace Haven Estates Minor Subdivision(Zone Change)
Weld County Public Works Department has reviewed this change of zone request. Comments made during this phase
of the subdivision process may not be all-inclusive, as other concerns or issues may arise during the remaining
application process.
Comments
External Roadways:
❑ CR 84 is classified by the County as a local road (in the vicinity of this development) and requires a 60-foot right-of-
way. The applicant shall verify the existing right-of-way and the documents creating the right-of-way shall be noted
on the change of zone plat. If the right-of-way cannot be verified, it will be dedicated on the final plat. CR 84 is
gravel and maintained by the County.
❑ CR 19 is classified by the County as a local road (in the vicinity of this development) and requires a 60-foot right-of-
way. The applicant shall verify the existing right-of-way and the documents creating the right-of-way shall be noted
on the change of zone plat. If the right-of-way cannot be verified, it will be dedicated on the final plat. CR 19 is
gravel and maintained by the County.
❑ This development will introduce additional vehicle trips to the roadway system from the 8 proposed lots (77 vehicle
trips to the roadway system). This increased level of traffic on unpaved roads creates fugitive dust and surface
maintenance problems. The applicant shall enter into an agreement with the County to proportionately share the cost
of improvements. The cost will be based on a proportion of the traffic generated by the development to existing
traffic.
❑ Public Works recommends the development proportionately share in roadway stabilization of CR 19 (1.0-mile) and
CR 84 (0.3-mile) for a total route distance of 1.3-miles. It has been Weld County practice is to mitigate dust adjacent
to new developments on unpaved roadways. The current traffic count of 100 aadt and the proposed addition of 77
vehicle trips represent a 44% development responsibility. The improvements agreement would escrow $36,528
($4,566 per lot) based approximately on $62,000 per mile for stabilization and 1.3-miles. See attached off-site
improvements agreement.
o The applicant must submit the signed Agreement For Improvements For WCR 19 and WCR 84 Road
Stabilization for Dust Control(off-site)with the final plan application.
o The Board of County Commissioners shall approve the off-site improvements agreement prior to
recording the final plat.
❑ Based on the proposal of limited development and apparent low traffic impact, a traffic study is not currently required
by Public Works. This 8-lot development will add approximately 77 trips per day to the transportation system.
Page 1 of 2
Internal Roadways:
❑ The internal roadway right-of-way shall be 60-feet in width including cul-de-sacs with a 65- foot radius, and
dedicated to the public. The cul-de-sac edge of roadway radius shall be 50-feet.
o The typical cross-section of interior road shown as two 12-foot gravel lanes with 4-foot gravel shoulders
on the change of zone plat is acceptable.
❑ 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 31/4 feet in height at maturity, and noted on the final roadway plans.
❑ The applicant shall submit to Public Works stamped, signed and dated final plat drawings and roadway/construction
& grading plan drawings for review (with the final plan application) and approval. Construction details must be
included.
❑ The applicant shall submit Improvements Agreements According to Policy Regarding Collateral for Improvements
(with the final plan application). These agreements must be reviewed by Public Works and shall be approved by the
Board of County Commissioners(BOCC)prior to recording the final plat.
Drainage:
❑ The Sketch Plan Drainage Report for Peace Haven Minor Subdivision, dated August 2002, by Dennis Messner, P.E.
(Colorado PE 26109) with Messner Engineering, Inc. (Project No. GRD-440-02) is acceptable.
❑ A final drainage report stamped, signed and dated by a professional engineer licensed in the State of Colorado shall be
submitted with the final application. The 5-year storm and 100-year storm drainage studies shall take into
consideration off-site flows both entering and leaving the development. Increased runoff due to development will
require detention of the 100-year storm developed condition while releasing the 5-year storm existing condition.
o The final drainage report shall include a flood hazard review documenting any FEMA defined floodways.
The engineer shall reference the specific map panel number, including date. The development site shall
be located on the copy of the FEMA map.
The applicant shall prepare a construction detail for typical lot grading with respect to drainage for the final
application. Front, rear and side slopes around building envelopes must be addressed. In addition, drainage for rear
and side lot line swales shall be considered. Building envelopes must be planned to avoid storm water flows, while
taking into account adjacent drainage mitigation.
❑ Final drainage construction and erosion control plans (conforming to the drainage report) stamped, signed and dated
by a professional engineer licensed in the State of Colorado shall be submitted with the final plan application.
Recommendation
❑ The Public Works Department recommends approval of this change of zone.
The applicant shall address the comments listed above at the specific step of the review process stated. The review
process will continue only when all appropriate elements have been submitted. Issues of concern must be resolved
/�q{/-j}-�, I with the Public Works Department prior to recording the change of zone and final plats,'
n �"i ..iLJ) r 1w“.(1.) fer rce l F
PC: MZ-1025 Peace Haven Estates Minor Subdivision(Zone Change)
-- Email &Original: Planner: Lockman
PC by Post: Applicant:Jeff Couch w/TEAM Engineering
PC by Post: Engineer: Dennis Messner w/Messner Engineering, Inc.
Page 2 of 2
• r. Weld
Co Linty Planning De
GREE(Ey Off/CEpartmer
MAY 7 2005
AGREEMENT FOR IMPROVEMENTS FOR WCR 19 and E$4
ROAD STABILIZATION for Dust Control l•c V ED
THIS AGREEMENT is made and entered into this _ day of , in the year
2005, by and between Robert L. Parsons, developer of Peace Haven Estates Minor Subdivision,
hereinafter referred to as "Developer", with an address
Weld County Colorado, and the County of Weld, State of Colorado,by and through the Board of
County Commissioners of Weld County, Colorado, hereinafter referred to as "County," with
offices located at 915 - 10th Street, Greeley, Colorado 80631.
WITNESSETH:
WHEREAS, the Developer has obtained approval for a Subdivision Final Plat for 8
(eight) lots for Peace Haven Estates Minor Subdivision, hereinafter referred to as the
"Development," and
WHEREAS, WCR 19 from SH 14 to WCR 84, and WCR 84 Development frontage
hereinafter referred to as 'the Road", will need ROAD STABILIZATION for dust control, in part,
due to the increased traffic generated by the Development, a distance of approximately
1.3- miles, and
WHEREAS, WCR 84 abuts a portion of Peace Haven Estates Minor Subdivision, 8
(eight) of the lots will need WCR 19 and WCR 84 for access to the Development, and
WHEREAS, Peace Haven Estates Minor Subdivision, requires WCR 19 and WCR 84
and will constitute 44 percent participation for the Road based on a current traffic count of 100
aadt, and
WHEREAS, the proportional costs of STABILIZATION for the Road attributable to the
traffic generated by the lots in the Development using the Road, is estimated to be $4,566 per lot.
NOW, THEREFORE, in consideration of the mutual promises and covenants contained
herein, the parties hereto agree as follow:
1. TERM
A. The term of this Agreement shall be from the date first written above to
the completion of STABILIZING the Road and final accounting by County
and payment of all land development charges by the Developer for the 8
(eight) lots accessing the Road, or five years if WCR 19 and WRC 84 are
not STABILIZED.
2. OBLIGATIONS OF THE COUNTY
A. Weld County shall STABILIZE the road, within five years of the date first
written above, the Road at a current estimated cost of$62.000 per mile.
The stabilization improvements are anticipated to be for two 13 foot travel
Page 1 of 5
lanes designed in accordance with generally accepted engineering
practices but the actual design shall be at the discretion of Weld County.
B. Design, construction, and maintenance of this portion of Road shall be the
responsibility by the County.
C. County or Developer must STABILIZE the roads within five years of the
date first written above or forfeit all rights to land development charges,
which are the obligation of the Developer whether already in escrow or
remaining to be paid.
D. Weld County shall perform a final accounting once STABILIZATION is
complete and may collect from the escrow account (or from the developer
if the amount in the escrow is insufficient to satisfy developers obligation)
up to 44 percent of the total cost of STABILIZING WCR 19 and WCR 84. If
additional traffic is generated prior to STABILIZING WCR 19 and WCR 84,
such that the percentage of traffic generated by the development is less
than 44 percent, the County shall adjust the percentage charged to the
developer proportionately. Any amount which must be collected from the
developer, which is not paid within 45 days of final accounting, shall
assessed interest in the amount of 8 percent per annum.
3. OBLIGATION OF THE DEVELOPER
A. Developer agrees to pay the amount of$4,566 per each lot accessing the
Road. The actual amount shall be determined in accordance with
paragraph 2.D.
B. The Developer agrees to escrow monies as follows at the sale of the first
lot $4,566, at the sale of the second lot $4,566, at the sale of the third lot
$4,566, at the sale of the fourth lot $4,566, at the sale of the fifth lot
$4,566, at the sale of the sixth lot $4,566, at the sale of the seventh lot
$4,566, at the sale of the eighth lot $4,566. The escrow account shall be
set up according to paragraph 4 herein.
C. The Developer shall not be released from this obligation unless County
does not STABILIZE the road within the time frame set forth in paragraph
2.C. herein. In no event shall Developer's obligation under this Agreement
exceed $36,528 subject to adjustment to a higher or lower figure from the
first quarter of 2005 to the year and quarter in which the contemplated
work is being performed based on "The State Highway Bid Price index
contained in the "Quarterly Cost report" of The Engineering News-Record
as published by The McGraw-Hill Companies.
4. ESCROW AGREEMENT, the terms of which will be subject to review by the
County that provides at least the following:
M M, mo_DE,woP�TREvIE ...e,z,. ,7 PI-NIZAMPIWCZ-1025 Pca€4 Hove,Fens Mmor Sohihneoi Vow Chugs)eft:r. ,m Page 2 of 5
A. The cash in escrow when fully funded is $36,528.
B. The escrow agent guarantees that the escrowed funds will be disbursed
according to the terms of this agreement and will not release any portion
of the funds without prior written approval of the Weld County Board of
County Commissioners.
5. SEVERABILITY
If any term or condition of this Agreement shall be held to be invalid, illegal, or
unenforceable, this Agreement shall be construed and enforced without such
provision to the extent that this Agreement is then capable of execution within the
original intent of the parties hereto.
6. NO THIRD PARTY BENEFICIARY ENFORCEMENT.
It is expressly understood and agreed that the enforcement of the terms and
conditions of this Agreement, and all rights of action relating to such
enforcement, shall be strictly reserved to the undersigned parties and nothing in
this Agreement shall give or allow any claim or right of action whatsoever by any
other person not included in this Agreement. It is the express intention of the
undersigned parties receiving services of benefits under this Agreement shall be
an incidental beneficiary only.
7. MODIFICATION AND BREACH
This Agreement contains the entire agreement and understanding between the
parties to this Agreement and supersedes any other agreements concerning the
subject matter of this transaction, whether oral or written. No modification,
amendment, notation, renewal, or other alteration of or to this Agreement shall be
deemed valid or of any force or effect whatsoever, unless mutually agreed upon in
writing by the undersigned parties. No Breach of any term, provisions, or clause
of this Agreement shall be deemed waived or excused, unless such waiver or
consent shall be in writing and signed by the party claimed to have waived or
consented. Any consent by any party hereto, or waiver of, a breach by any other
party, whether express or implied, shall not constitute a consent to waiver of, or
excuse for any other different or subsequent breach.
8. NO WARRANTY.
Neither County nor Developer, by virtue of their entering into this Agreement and
upon their promises to perform the work described herein, make warranties, either
express or implied, that the improvement work and/or maintenance of these roads
meet standards other than those generally required for counties and cities of the
size and type similar to County.
Page 3 of 5
9. BINDING
This agreement shall be binding on the heirs, successors, and assigns of the
parties.
IN WITNESS WHEREOF the parties hereto have signed this Agreement this day
of , 2005.
BY:
Developer
ATTEST: BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
Chair,
BY: Weld County Clerk to the Board
Deputy Clerk to the Board
APPROVED AS TO FORM:
County Attorney
r
Page 4 of 5
r-
Cost Estimating for Offsite Improvements Agreement 16-May-2005 PAS
Weld County Road 19&84 stabilization for 1.3-miles. Weld County Public Works Dept.
Two 13-foot lanes=26-feet.
one-mile estimate one-mile 44%
Material Quantity Units Cost per Unit Total Cost Percent Cost
Street Grading 2,542 ydA3 $2.60 ydA3 $6,609.20 $2,875.19
Street R n(Class 6) 2,542 ydA3 $15.00 ydA3 $38,130.00 $16,587.63
Chemical Stabilization 15,253 ydA2 $1.00 ydA2 $15,253.00 $6,1135.49
(DC2000)
Engineering&Supervision Costs(fixed) $2,000.00 $2,000.00
Grand Total = I $61,992.201 $28,098.301 =%Total
For 1.3-mile= $36,528
Estimate of Quantities
Material Length Width Depth Area Area Volume Volume Weight
feet feet feet ft^2 ydA2 E3 ydA3 ton
Street Grading 5,280 26 0.5 - - 68,640 2,542 -
Class 6 5,280 26 0.5 - - 68,640 2,542 -
Chemical 5,280 26 - 137,280 15,253 - - -
Proportional Share
Applicant(adt) Current(aadt) Percentage Participation
77 100 44%
Page 5 of 5
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