HomeMy WebLinkAbout20052861.tiff Weld 0c'ar 'rFu n OFFIDCEartmetlt
446a JUN y, .� 2005
,t MEMORANDUIV EVENED
' TO: Chris Gathman,Planning D ent DATE: 31-May-2005
O FROM: Peter Schei, P.E., Publ apartment
C.
COLORADO SUBJECT: PZ-1071 Adler Estates PUD(Zone Change)
Weld County Public Works Department has reviewed this change of zone request. Comments made during this phase
of the subdivision process may not be all-inclusive, as other concerns or issues may arise during the remaining
application process.
Comments
❑ The Public Works Department suggests that the applicant make every effort to show, discuss, and propose
transportation and drainage infrastructure before the final plan application to minimize major revisions. Public Works
is open to meeting with the applicant to discuss all matters of the proposed development.
❑ The Proposed Residential Subdivision—Adler Property— Groundwater Management/Soil Treatment - Weld County,
Colorado letter, dated January 17, 2005, by Edward J. Paas, P.E. (Colorado P.E. #15776) with Terracon Consulting
Engineers & Scientists is satisfactory. The letter details recommendations for residential foundations of the proposed
subdivision addressing geotechnical mitigation. Drain systems are suggested to alleviate the impacts of groundwater.
The proposed recommendations by the applicant's engineer are acceptable to Public Works.
External Roadways:
❑ The proposed development property lies within the MUD, therefore external roadway improvements shall meet Weld
County MUD criteria.
❑ Public Works finds the access points proposed by the applicant for the development acceptable along the CR 7 arterial
roadway(1-25 Parallel Arterial—West). Public Works normally requires that access points to a major arterial road be
limited to half-mile intervals. The County only considers quarter-mile access points when safety issues, roadway
capacity and the level of service (LOS minimum C, which is met under the current Traffic Impact Study — Adler
Estates dated May 17, 2004,by Eugene G. Coppola) for the arterial are not compromised.
❑ This development will introduce approximately 7,972 additional vehicle trips per day to the off-site roadway system
based on the proposed 833 residential homes as calculated by Public Works.
o This increased level of traffic on County roads creates surface /maintenance problems, levels of service,
and capacity concerns.
o The applicant shall submit definitive improvements agreement(s)with each final plan(phase)application.
❑ CR 7 is classified by the County(Weld County I-25 Parallel Arterial Study, September 2003) as a major arterial road
(adjacent to the east of this development) and requires a 140-foot right-of-way. If the right-of-way cannot be verified,
it will be dedicated on the final plat.
o The alignment shown (by the applicant on the change of zone plans) for CR 7 is in general acceptable to
Public Works. The roadway jogs west along CR 28 at the north end of the proposed development site,
requiring adequate transportation geometric curvature through the applicant's property. (The Weld
County I-25 Parallel Arterial Study documents this route.)
o CR 7 is gravel. Only a short section of the impacted roadway is maintained by the County in the vicinity
of this development. The developer shall provide acceptable improvements for CR 7 adjacent to the
proposed development site meeting MUD criterion.
o The Town of Mead has annexed a segment of CR 7 (adjacent and east of this proposed development) for
a new St. Vrain Valley School.
Page lof5 EXHIBIT
2005-2861
/92 die 2/
• The Town of Mead has provided the County with a letter dated May 23, 2005, which discusses
transportation concerns relating to the proposed development. Mead has asked that the
intersection of CR 7 & SH 66 improvements and paving of CR 7 be addressed by the applicant.
Public Works asks the applicant to formally tackle these concerns prior to scheduling a change of
zone hearing. Phasing of the proposed subdivision must be discussed in association with
roadway improvements. School impacts and scheduling should also be included. Additionally,
construction traffic impacts must be addressed. A preliminary formal agreement shall be
submitted to Public Works prior to scheduling a change of zone hearing.
• The applicant has submitted a letter dated February 10, 2005, from Rex Hartman with St. Vrain
Valley School District RE-1J, which states the school agrees in concept to a cost reimbursement
agreement. The applicant shall submit a preliminary formal agreement addressing specifics of
the road improvements and development prior to scheduling the change of zone hearing. Phasing
of the proposed subdivision must be discussed in association with roadway improvements.
School impacts and scheduling should also be included. Additionally, construction traffic
impacts must be addressed.
• Any agreements the applicant may need with respect to transportation roadway improvements
will be outlined as requirements for this development. Agreements may include: St. Vrain Valley
School District RE-1J,Town of Mead, and Colorado Department of Transportation (CDOT).
o This development shall allow flexibility on the south end of the site at CR 7 and CR 26 to accommodate
connectivity for a Weld County bridge (St. Vrain River) and roadway through the Barbour Ponds area.
Public Works asks the developer to continue open discussions about this alignment.
o The applicant shall signalize the pedestrian (school) crossing shown at the intersection of CR 7 and CR
26.5 to the future St. Vrain Valley School site.
❑ CR 28 is classified by the County (Weld County 1-25 Parallel Arterial Study, September 2003) as a major arterial
road (adjacent to the north of this development) and requires a /40-foot right-of-way. If the right-of-way cannot be
verified, it will be dedicated on the final plat. CR 28 is gravel and maintained by the County in the vicinity of this
development.
r❑ The Alder Estates PUD plan shows CR 26.5 as a collector roadway with an 80-foot right-of-way, which is acceptable
to Public Works. Right-of-way shall be provided for future connectivity. The developer's engineer and planner have
shown an optimal (future)crossing for CR 26.5 over Liberty Gulch.
❑ CR 26 is classified by the County as a 4-lane major arterial road (to the south of this development) and requires a
110-foot right-of-way. CR 26 is gravel and maintained by the County in the vicinity of this development.
Li Public Works asks the applicant to address transportation impacts associated with the intersection of SH 66 & CR 7.
Phasing of the proposed subdivision must be discussed in association with roadway improvements. School impacts
and scheduling should also be included. Additionally, construction traffic impacts must be addressed. A preliminary
formal agreement shall be submitted to Public Works prior to scheduling a change of zone hearing. Cost estimates
will be required, along with worst case scenarios associated with ultimate build out and disconnect of the 1-25 West
Parallel Arterial(CR7).
❑ Public Works asks the applicant to address transportation impacts associated with the adjusted intersection of CR 28
& CR 7, and how this integrates with the I-25 West Parallel Corridor (CR 7) construction. Phasing of the proposed
subdivision must be discussed in association with roadway improvements. School impacts and scheduling should also
be included. Additionally, construction traffic impacts must be addressed. A preliminary formal agreement shall be
submitted to Public Works prior to scheduling a change of zone hearing. Cost estimates will be required, along with
worst case scenarios associated with ultimate build out and disconnect of the I-25 West Parallel Arterial (CR7). This
may involve an interim improvements agreement with the County.
❑ The Traffic Impact Study—Adler Estates - Weld County, Colorado, dated May 17, 2004, by Eugene G. Coppola, P.E.
is generally satisfactory. A final traffic impact study must be submitted with the final plan (phase) application taking
into consideration the final street layout and traffic studies. This report must address any and all transportation
requirements for the final build-out of this development.
Page 2 of 5
o In discussions with Public Works, the applicant has indicated that the main access and traffic to the
proposed development would be from SH 66. This differs from the traffic impact study, which shows the
majority of site traffic distribution (65%) to the South onto SH 119 through CR 5.5. "In this case, major
work, shopping and recreational areas are situated to the west and south of the site." The applicant shall
address this discrepancy prior to scheduling the change of zone hearing. Additionally, the 'haul route'
for construction traffic must be addressed. If the majority of the proposed development traffic is to the
North onto SH 66,the traffic impact study must be revised and resubmitted to Public Works.
o The traffic impact study assumes the short-term improvements represent the proposed development at
ultimate(full)build out. Since no suggestion of short term phasing was considered for the improvements,
it will be Public Works' understanding that all roadway short term improvements shall be constructed
prior to the release of residential building permits for said development. If the applicant wishes to
propose phasing of roadway improvements, a preliminary phasing plan (for ultimate build out) and
associated agreements shall be submitted to Public Works for review prior to scheduling the change of
zone hearing.
o The applicant shall address the short-term improvements recommended by the traffic impact study (in
conjunction with requisite MUD roadway criteria)prior to scheduling the change of zone hearing.
• Build CR 7 from CR 26 to CR 28 to a three-lane arterial roadway.
• One lane in each direction and a shared center left turn lane.
• Pave CR 7 form CR 28 to SH 66.
• Build intersection improvements at the SH 66 — CR 7 intersection in conjunction with
Frederiksen Farms (Northbound approach to SH 66).
• Northbound right-turn lane.
• Northbound left-turn lane.
• Build intersection improvements at CR 7—Street E (currently `Street D')
• Southbound right-turn lane.
• Build intersection improvements at CR 7—Street G(currently `Street L')
• Northbound right-turn lane.
• Signalized intersection improvements at CR 5.5 — SH 119 (should CR 7 not extend from CR 26
to SH 119).
• Traffic signal installation.
o The traffic impact study must also address the internal street infrastructure of the proposed development,
which includes street classification to be submitted with the final plan(phase).
❑ In general, the roadway cross-sections shown on the Alder Estates Preliminary Site Improvement Plans,page 15 of 15
need revision prior to scheduling the change of zone hearing.
o Section A— 140' Arterial R.O.W.
• A bike lane adjacent to the outside through lanes must be added to the roadway cross-section,
which is consistent with the 1-25 Parallel Arterial Study and MUD criteria. The bike lane should
be six-feet in width.
o Section B—60' Local R.O.W.
• Acceptable.
o Section C—80' Collector R.O.W. at Primary Entrance
• Generally acceptable.
o Section D—40' R.O.W. Roundabout
• Generally acceptable
o Section E—60' R.O.W. Roundabout
• Generally not feasible. Not acceptable.
o The applicant must show a typical alley cross-section.
o The applicant must show a typical 80-foot Collector roadway cross-section.
Internal Roadways:
❑ Internal roads shall meet Weld County MUD criteria for a PUD.
or*preliminary phasing plan must be submitted prior to scheduling the change of zone hearing.
Page 3 of 5 _.
•
❑ The internal local 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 interior roadway shall be shown as two 12-foot
paved lanes with 8-foot paved parking lanes on the change of zone plat (the traffic impact study shall classify interior
roadways of the development). The cul-de-sac edge of pavement radius shall be fifty (50) feet. The MUD criteria
require curb,gutter and sidewalk.
❑ My internal collector road right-of-way shall be eighty (80) feet in width and dedicated to the public. Currently, the
typical roadway section of interior roadway shall be shown as two 12-foot paved lanes with 8-foot paved parking
lanes on the change of zone plat (the traffic impact study shall classify interior roadways of the development). The
MUD criteria require curb,gutter and sidewalk.
❑ The applicant shall provide a pavement design prepared by a professional engineer along with the final plat submittal.
o The minimum acceptable pavement section for Weld County is 3-inches HBP over 6-inches ABC.
❑ Easements shall be shown on the final plat in accordance with County standards (Sec.24-7-60) and / or Utility Board
recommendations.
❑ Intersection sight distance triangles at the development entrance will be required. All landscaping within the triangles
must be less than 3'/z feet in height at maturity, and noted on the final roadway plans.
❑ The applicant should discuss more fully the parking for the proposed community swimming pool and basketball court
at the final plan(phase).
❑ The applicant must handle the pedestrian traffic in the roadway system perimeter of the proposed school site. Also,
pedestrian impacts (pertaining to the proposed on-site and off-site school sites) associated pedestrian crossings of CR
7 and CR 28.5 shall be determined. Details of pedestrian crossings and locations shall be addressed at the final plan
(phase).
❑ Future interconnectivity must be discussed at the final plan(phase). The proposed Southeast parcel (South of CR 28.5
and East of CR 7) must address future interconnectivity if adjacent parcels to the East and South.
❑ CR 28.5 at Liberty Gulch must be barricaded and shown as such on final plan(phase).
❑ 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(phase)application and approval. Construction details must be
included.
o Stop signs and street name signs will be required at all intersections and shown as a signing plan on the
final roadway plans. The current edition of the Manual on Uniform Traffic Control Devices (MUTCD)
shall govern the signing plan.
❑ The applicant shall submit Improvements Agreements According to Policy Regarding Collateral for Improvements
with the final plan (phase) application. These agreements must be reviewed by Public Works and shall be approved
by the Board of County Commissioners(BOCC)prior to recording any final plat.
Drainage:
❑ The Preliminary Drainage Report for Adler Estates, dated January 2005, by Kurt R. Rollin, P.E. (Colorado P.E.
#24802) with Tetra Tech RMC (Job No. 80-0068.067.20) is generally acceptable as a master drainage and grading
plan.
o The applicant must address the small "dam" features along Liberty Gulch in the vicinity of the proposed
development, as well as down stream.
What impact will undetained stormwater have on these basin features?
o The site is not in a FEMA designated 100-year floodplain.
o The drainage report provided calculations for the historic and developed runoff and technical information
regarding a suite of water quality measures that may be used within the development.
o The report verified the drainage concept for the proposed development in which no detention is required.
o Permanent structural Best Management Practices (BMPs) to improve the storm water quality before
exiting this site may include: Grass Buffers, Grass Swales, Porous Landscape Detention— Sedimentation
Facilities, Constructed Wetlands Channel, and Energy Dissipators. Typical effectiveness was contained
within the report.
o The final drainage report shall include Water Quality Capture Volume (WQCV) analysis. The volume
must be calculated as the 2-yr storm with a 24-hr drain time. Please refer to Urban Drainage, Volume 3.
Page 4 of 5
❑ Public Works is generally agreeable with the engineer's approach to stormwater runoff and will support the "no-
detention" option, provided there are no hazards created downstream. This evidence must be included as analysis in
the final drainage plan to be submitted with each final plan(phase)application.
❑ A final drainage report stamped,signed and dated by a professional engineer licensed in the State of Colorado shall be
submitted with each final plan(phase)application.
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 each final plan (phase)
application.
Recommendation
❑ The Public Works Department recommends approval of this change of zone, when appropriate items have been
submitted to our office.
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: PZ-1071 Adler Estates PUD(Zone Change)
Email&Original: Planner: Guthman
?C by Post: Applicant:Joshua Rowland w/Land Architects
PC by Post: Engineer: Tetra Tech RMC
Page 5 of 5
Department
Weld County Planning
�REELEY OFFICE
MAY 11 2005
RECEIVED
rat iGt.,"" :*--% Memorandum
TO: Chris Gathman, W.C. Planning
DATE: May 9, 2005
WADe
FROM: Pam Smith, W.C. Department of Public 6O
COLORADO Health and Environment
CASE NO.: PZ-1071 NAME: Melody Homes/Adler Estates
The Weld County Health Department has reviewed this proposal for 833 homes on 300 acres.
The PUD will create a multi-use neighborhood, which will provide a mixture of single-family
affordable homes and recreational uses. There are active and passive recreational
opportunities on the Change of Zone plat including such things as sports fields, swimming pool,
trails, bike paths, playgrounds, etc. The Sketch Plan application identified recreational activities
such as a recreation/fitness facility, which has not been delineated on the Change of Zone plat.
There is no mention of these recreational amenities in the Change of Zone application or their
intended population use (i.e. selling memberships to the public or strictly for the residents/guests
of the subdivision). If the swimming pool is for the residents and guests it is considered a private
pool (by definition) and not subject to the Colorado Department of Public Health and
Environment Swimming Pool and Mineral Baths (Swimming Pool) regulations. However, if the
pool is semi-public or public by the definitions in the Swimming Pool regulations, the pool is
subject to the construction and operation standards specified in those regulations. Additionally,
these varied recreational opportunities must address the sanitation requirements of any area
where people work, live, or congregate. The Department is recommending permanent restroom
and handwashing facilities be provided in close proximity to those public gathering areas.
The application has satisfied Chapter 27 of the Weld County Code in regard to water and sewer
service. Water will be provided by Longs Peak Water District and sewer service will be provided
by St. Vrain Sanitation District. Agreements from both utility districts were included in the
application material.
There are no commercial or industrial uses planned for the development. The initial impact plan
submitted in the application materials appears to address all the environmental impacts of
Section 27-6-40.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the Longs Peak Water District
2. Sewer service shall be obtained from the St. Vrain Sanitation District.
3. Permanent restroom and handwashing facilities shall be provided within easy access
of the public gathering areas.
1
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 that 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\PZ1071 ADLER ESTATES.RTF
2
i
a fr.°, 40 \ Weld County Referral
WIIDe.
April 21 , 2005
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Melody Homes - DR Horton Case Number PZ-1071
Please Reply By May 19, 2005 Planner Chris Gathman
Project Application for a change of zone from A(Agriculture)for PUD for 833 single family
residential lots along with an elementary school site and 70.08 acres of open space
Legal Pt SW4 and Pt. SE4 of Section 33 and Part of the SW4 of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 28 and east and west of and adjacent to CR 7.
Parcel Number 1207 33 000024, 1207 33 000030, 1207 34 000025
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 21, 2005 ve❑ 'have 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 �7 Date in (/_ �j 5
Agency ‘71&iliVe r_TLt i //
•}Weld County Planning Dept. 4918 10th Street,Greeley, CO. 80631 4(970)353-6100 ext.3540 :•(970)304-6498 fax
a ^
ct
DEPARTMENT OF PLANNING SERVICES
BUILDING INSPECTION
NORTH OFFICE
918 10`"Street GREELEY, 80631
C. PHONE (970) 533-61 0 EOXT.3540
FAX (970) 304-6498
COLORADO SOUTHWEST OFFICE
4209 CR 24.5
LONGMONT CO 80504
PHONE (720)652-4210 ext. 8730
FAX (720)652-4211
May 13, 2005
Melody Homes- DR Horton
Application for a change of use from A (Agricultural)for a PUD for 833 single family residential lots along
with an elementary school site and 70.08 acres of open space.
PZ-1071
1. A separate building permit shall be obtained prior to the construction of any building or structure
including any future entry gates.
2. A plan review is required for each building for which a building permit is required. Plans shall include
a floor plan. Residential building plans may be required to bear the wet stamp of a Colorado registered
architect or engineer.
3. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of permit
application. Current adopted codes include the 2003 International Residential Code; 2003 International
Building Code; 2003 International Mechanical Code; 2003 International Plumbing Code; 2003 International
Fuel Gas Code; 2002 National Electrical Code and Chapter 29 of the Weld County Code.
4. Each residential building will require an engineered foundation based on a site-specific geotechnical
report or an open hole inspection performed by a Colorado registered engineer. Engineered foundations
shall be designed by a Colorado registered engineer.
5. Fire resistance of walls and openings, construction requirements, maximum building height and
allowable areas will be reviewed at the plan review. Setback and offset distances shall be determined
by the Zoning Ordinance.
6. Building height shall be measured in accordance with the 2003 International Building Code for the
purpose of determining the maximum building size and height for various uses and types of construction
and to determine compliance with the Bulk Requirements from Chapter 23 of the Weld County Code.
Building height shall be measured in accordance with Chapter 23 of the Weld County Code in order to
determine compliance with offset and setback requirements. When measuring buildings to determine
offset and setback requirements, buildings are measured to the farthest projection from the building.
Property lines shall be clearly identified and all property pins shall be staked prior to the first site
inspection.
Please contact me for any further information regarding this project.
r-�
Siyrgerely,
Pllog igil
Building Official
rst;),
Weld County Referral
IApril 21 , 2005
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Melody Homes - DR Horton Case Number PZ-1071
Please Reply By May 19, 2005 Planner Chris Gathman
Project Application for a change of zone from A(Agriculture)for PUD for 833 single family
residential lots along with an elementary school site and 70.08 acres of open space
Legal Pt SW4 and Pt. SE4 of Section 33 and Part of the SW4 of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 28 and east and west of and adjacent to CR 7.
Parcel Number 1207 33 000024, 1207 33 000030, 1207 34 000025
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 21, 2005
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
XWe have reviewed the request and find no conflicts with our interests.
❑ See attached letter. (�
Comments: \A-O5r1 C _ ikVI3� C olf k x dCri
\6V11 lucrc it
Signature c"--` Lax Date Li- afros
Agency 7---0 C an,Otl Q
+Weld County Planning Dept. 4918 10th Street,Greeley,CO. 80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
(issi
Weld County Referral
111kApril 21 , 2005
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Melody Homes - DR Horton Case Number PZ-1071
Please Reply By May 19, 2005 Planner Chris Gathman
Project Application for a change of zone from A (Agriculture)for PUD for 833 single family
residential lots along with an elementary school site and 70.08 acres of open space
•
Legal Pt SW4 and Pt. SE4 of Section 33 and Part of the SW4 of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 28 and east and west of and adjacent to CR 7.
Parcel Number 1207 33 000024, 1207 33 000030, 1207 34 000025
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 21, 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 (1,714-:"�i •
• "t���ie� w/J tec Date •c14,45,5Agency �� c.''yyG�L.J,e.vC.f�o.�i���J�T
❖Weld County Planning Dept. +918 10th Street,Greeley,CO. 80631/+(970)353-6100 ext.3540 +(970)304-6498 fax
ADLER ESTATES PUD Developer: Melody Homes/DR Horton
CASE# PZ-1071 Planner: Chris Gathman
PT SW4 & PT SE4 33-3-64 and
PT SW4 34-3-68
ZONED PUD/R-1 FOR 833 SINGLE FAMILY LOTS W/AN ELEMENTARY
SCHOOL SITE AND 70.08 ACRES OF OPEN SPACE
NOT IN FLOOD PLAIN (0850C)
IS IN RIF AREA #3
IS IN MUD AREA
LONGS PEAK WATER DISTRICT
ST. VRAIN SANITATION DISTRICT
UNITED POWER
XCEL ENERGY
QWEST PHONE SVCS
ST VRAIN VALLEY SD RE-1J
MOUNTAIN VIEW FPD
REFERRAL COMMENTS
4/28/05
1. I would like to do the preliminary addressing in phases, corresponding to
when areas are developed.
2. Street names are listed as Street A, Street B, etc. I will need to know if
unique street names will be assigned through the change of zone process.
3. Will standard zone district Bulk Requirements be used for setbacks/offsets/
height? Would like to see sample improvement locations for building setback
and offset requirements shown graphically on the plat — such as with Idaho
Creek.
4. Would like ALL plans examiners to meet with developers to review master
building plans and requirements.
Lin Dodge, Building Tech
Weld County Planning Svcs
Building Inspection Dept.
4/28/05
Weld County Sheriff's
Office
Memo , t
To: Chris Gathman /
From: Ken Poncelow
Date: May 6,2005
Re: PZ-1071
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 Sheriffs 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.
8. The names of all streets within the sub-division should be presented to the Sheriffs Office for
approval. This will eliminate duplication of street names within the county.
The Sheriffs Office lacks the ability to absorb any additional service demand without the resources
recommended in the multi-year plan provided to the Weld County Board of County Commissioners or as
indicated by growth not considered at the time the plan was developed. I have no other comments on this
proposal.
1
STATE OF COLORADO
.OFFICE OF THE STATE ENGINEER jF•co\\
Jivision of Water Resources Nei
Department of Natural Resources
1313 Sherman Street, Room 818 \f4 +�/
Denver, Colorado 80203 May 10, 2005 \r i87B 4.
Phone(303)866-3581
FAX(303)866-3589 Bill Owens
www.waterstate.co.us Weld County Planning Department Governor
GREELEY OFFICE Russell George
Executive Director
Mr. Chris Gathman MAY 1 3 2005 Hal D.Simpson,P.E.
Weld County Planning Department State Engineer
eleth Street
Greeley, CEIVED
CoCoo 8 80631
Re: Adler Estates PUD .
Case No. PZ-1071
Sec. 33 and 34,T3N, R68W, 6th P.M
Water Division 1,Water District 5
Dear Mr. Gathman:
Pursuant to the State Engineer's Office Updated Memorandum dated March 16, 2005, 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 updated memorandum). This referral is for a change of
zone on the Adler Estates PUD. However, in an effort to assist the county, we will provide comments
based upon the limited information provided in the referral material.
Adler Estates PUD is identified as a development consisting of 833 single-family low-density
units, an elementary school, parks and open space on approximately 300 acres. The proposed water
source for this development is listed as the Longs Peak Water District ("District").A letter of commitment
for service from the District was not provided. According to the information provided, the District is
proposing an expansion project to the District facilities in order to provide potable water to the
development. Based on current information on file in this office, the District would require the developer to
purchase and transfer to the District, 1.4 units of Colorado Big Thompson Water(C-BT) per residential
unit to satisfy the needs of the development.
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
obtains a letter of commitment for service from the District for this development and contingent upon
completion of the District's improvements to its facilities. 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 loana Comaniciu of this office.
Sincerely,
ti �
ck oIWE.
Assistant State Engineer
cc: Jim Hall, Division Engineer
Scott Edgar, Water Commissioner, District 5
Water Supply Branch
DW/IC/Adler Estates PUD
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER
pF C0�
'division of Water Resources Ts
Department of Natural Resources y`'
1313 Sherman Street, Room 818
it *
Denver,Colorado 80203 '1876 s
Phone(303)866-3581
FAX(303)866-3589
Biw.water.state.co.us ll Owens
ww
March 16, 2005 Governor
Russell George
MEMORANDUM Executive Director
Hal D.Simpson,P.E.
State Engineer
TO: ALL COUNTY LAND USE PLANNING DIRECTORS) 'f
FROM: DICK WOLFE, ASSISTANT STATE ENGINEER \/ [J
SUBJECT: UPDATED MEMORANDUM REGARDING SUBDIVISIONS
Attached is a memorandum from Hal Simpson, State Engineer, that provides
important information regarding actions that will be taken by the State Engineer's Office
("SEO")when reviewing subdivision water supply plans. This memorandum replaces
the one that was previously sent to County Planning Directors, dated August 7, 1995.
I ask you and your staff to read this memorandum and become familiar with the
actions that will be taken by the SEO. The.information in this memorandum is a valuable
guide that will save time for your staff, SEO staff, and especially the developers that we
all serve. For ease of reading, the memorandum is organized as follows:
• Memorandum from Hal Simpson regarding subdivision review performed by
the SEO (2 pages)
• Attachment A— Information requirements of the SEO for the four different
"types" of water sources (5 pages)
• Attachment B—Guidelines for the county to evaluate a water supply for a
land use action that does not involve a subdivision (3 pages)
• Attachment C — WATER SUPPLY INFORMATION SUMMARY FORM
(1 page)
• Attachment D — State map showing the Denver Basin and the Designated
Ground Water Basins
We recommend that a copy of the memorandum and the Attachments A, C and
D be provided to all parties that plan to subdivide property in your county. This letter will
be placed on our website. If you have further questions, please call the SEO in Denver
and ask to talk to me or the Team Leader for your water division.
STATE OF COLORADO
^QFFICE OF THE STATE ENGINEER
vision of Water Resources oF'cotp
172)
apartment of Natural Resources yep
1313 Sherman Street, Room 818 +
Denver,Colorado 80203 "'Jan
Phone(303)866-3581
FAX(303)866-3589
Bill Owens
www.watecstate.w.us March 4, 2005 Governor
Russell George
Executive Director
MEMORANDUM Hal D.Simpson,P.E.
State Engineer
TO: ALL COUNTY LAND USE PLANNING DIRECTO
FROM: HAL SIMPSON, STATE ENGINEER fffffftp>
SUBJECT: STATE ENGINEER'S ACTIONS ON PROPOSED WATER SUPPLIES
FOR LAND USE ACTIONS
On August 7, 1995, I sent a memorandum to the Land Use Planning Directors for each
county in the state. The memorandum addressed the State Engineer's responsibilities 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 adequacy of proposed water supply to meet requirements of the
proposed subdivision" as required under Section 30-28-136(h)(I) C.R.S. The primary
objective of that memo was to inform the Land Use Planning Directors and their staff
("County") that effective August 31, 1995, the State Engineer's Office ("SEO")would no
longer respond to comments regarding county land use actions that do not involve the
subdivision of land as defined in Section 30-28-101(10)(a) C.R.S. ("Subdivision"). The
reason I adopted that approach in 1995 was to ensure that my staff would be able to
satisfy the statutory requirement of responding to those land use actions that do meet
the definition of a Subdivision.
In addition to explaining that approach, the memorandum provided a Water Supply
Information Summary form and Guidelines for the County's use in determining exempt
well permit availability in situations that did not involve a Subdivision.
I find it is appropriate to update the information provided in that memorandum. This
memorandum supercedes the memorandum dated August 7, 1995. County land use
planning directors and their staff should read this memorandum and become familiar
with the content. A copy of this memorandum should be provided to all developers
that are submitting a water supply plan to the county. This memorandum
provides valuable information that will guide the developer when creating a water
supply plan for a subdivision and reviewing this memorandum will save the
developer valuable time and resources in many cases.
SUBDIVISION WATER SUPPLY PLAN REVIEW
The SEO will continue to provide timely review and an opinion regarding material injury
and adequacy for water supply plans for Subdivisions as those water supply plans are
submitted to the SEO by referral from the County. The opinion will be completed within
the statutory 21-day requirement. The SEO'S Water Supply Plan Review Requirements
For Subdivisions are found in Attachment A on Page 3.
All County Land Use Plann,„j Directors Page 2
State Engineer's Actions On Proposed Water Supplies For Land Use Actions
The SEC will not respond to water supply plans that are submitted by parties other than --
the County. This includes amended water supply plans that address concerns raised by
the SEC, in a previous response. Those amended plans must also be submitted through
the County.
The SEC has no statutory responsibility to review land use actions that do not involve
the subdivision of land as defined in Section 30-28-101(10)(a). These actions include,
but are not limited to lot line adjustments, zone change requests, special use of land,
division by exemption, and cluster developments. To assist the County in evaluating the
water supply for these 'non-Subdivision' land use actions, this memorandum includes
water supply evaluation guidelines in Attachment B, Page 8. If the County finds it is
appropriate to submit a written request concerning a specific 'non-Subdivision' land use
action, the SE) will perform a cursory review and provide only informal comments
regarding the proposed water supply. Those comments will identify any concerns or
issues that the SEC identifies through cursory review that may present themselves at
such time that the developer of the subject land implements the water supply. The
comments will not state an opinion on the adequacy of the water supply or the ability of
the water supply plan to satisfy any County regulations or requirements. The comments
cannot be used to guarantee a viable water supply plan or infrastructure, the issuance of
a well permit, or physical availability of water. If the SEC does not identify concerns or
issues related to the proposed water supply, the SEC will respond with no comment
regarding the water supply. The response will also state that the SEC does not
necessarily take the position that the water supply plan is valid.
Therefore, each referral submitted to the SEC) must clearly identify whether the
proposed action is a Subdivision or does not qualify as a Subdivision according to the
definition in C.R.S. 30-28-101(10)(a).
WATER SUPPLY PLAN INFORMATION FOR SUBDIVISIONS
The water supply plan must be included in all Subdivision referrals from the County.
That plan must identify the Subdivision's estimated water supply requirements and
demonstrate the adequacy of the proposed water supply. The WATER SUPPLY
INFORMATION SUMMARY form that is included with this memo as Attachment C on
Page 11 may be used as a guide and in many cases will be sufficient. However, for
many subdivisions the water supply plan must include a water supply report. The Water
Supply Information Summary or the report should identify, at a minimum: the number of
lots; the type of use and the demand, by lot; and the total water requirement. The SEC
will review the Water Supply Information Summary or water supply report to ensure the
water use values are reasonable for the described uses and are consistent with SEC
accepted demand/consumptive use values unless specific information is supplied to
support different use values or the values are indicated in a court approved •
augmentation plan or, for a subdivision located in a Designated Basin, a Ground Water
Commission approved replacement plan. The SEC, may consider, but is not obligated to
follow County Land Development Codes or Rules.
The maps in Attachment Don Page 12 show the boundaries of the Designated Basins
and the approximate locations of the Denver Basin bedrock aquifers.
All County Land Use Planniriy Directors Page 3
State Engineer's Actions On Proposed Water Supplies For Land Use Actions
ATTACHMENT A
The SEC will apply specific review criteria to water supply plans that rely on sources of
water as listed below:
SEO'S WATER SUPPLY PLAN REVIEW REQUIREMENTS FOR SUBDIVISIONS
1. Source is a Municipality or Quasi-Municipality
If the water supply is to be provided by a municipality or quasi-municipality (i.e. a
Water District, a Water and Sanitation District, etc.), the SEC will review the
submittal to ensure that it includes:
a. A letter of commitment from the municipality or quasi-municipality
referencing the subdivision name (as submitted to the county) and a level
of commitment in terms of uses to be served.
b. As required by C.R.S. 30-28-136(1)(h)(II), a report from the municipality
or quasi-municipality documenting the amount of water that can be
supplied to the subdivision, containing the following:
i. A summary of the water rights owned and controlled by the municipality.
ii. The anticipated yield of these rights in both an average and dry year.
iii. The present demand on the municipality, and the anticipated demand
due to commitments for service entered into by the municipality that are
not yet supplied.
iv. The amount of uncommitted firm supply the municipality has available
for future commitment and development.
v. A map of the municipality's service area.
The above information should be provided in a manner that demonstrates
that the municipality has sufficient water resources to meet its
commitments in terms of an overall annual water supply and daily
availability. Note that, for many of these providers, the SEO maintains
files that document the firm water supplies and the amount of water that
has been committed to subdivisions. If that information is on file, this
statement may not be necessary.
The SEC may request updated information from the municipality or quasi-
municipality if it appears the information has not been updated within
three calendar years, or when the commitments reach a total that is close
to the firm yield (approximately 90 percent)
c. Proposed uses that correspond to the uses of the municipality or quasi-
municipality's water rights.
d. For a Subdivision located in a Designated Basin, proposed place of use
(the Subdivision) that corresponds with the place of use listed on Permit
or Determination of Water Right.
2. Source is Wells Withdrawing Tributary Ground Water or any Designated
Ground Water from a Non-Denver Basin Aquifer
All County Land Use Planr,...ti Directors Page 4
State Engineer's Actions On Proposed Water Supplies For Land Use Actions
If the water supply is to be provided by wells withdrawing tributary ground water
or designated ground water from any non-Denver Basin aquifer:
a. The SEO will review the submittal to ensure that all uses are consistent with
the uses in a court-decreed augmentation plan or, if in a designated basin,
the uses in a commission approved replacement plan.
(Note: For areas outside of the Designated Basins, a source of water that is
approved through a substitute water supply plan is not an acceptable water
supply for inside domestic uses; a court decreed augmentation plan is
required. However, if the water supply plan includes lawn and garden
irrigation from a source that is not yet subject of a court-decreed
augmentation plan, the SEO will evaluate that component of the water supply
plan for adequacy and potential injury independently, however, the source of
water to be used for lawn and garden irrigation may be subject to curtailment
until the developer acquires a court-approved augmentation plan for that
source. The SEO will not comment unfavorably on the entire plan due to
failure of that one aspect.)
b. If in a Designated Basin, the SEO will review the submittal to ensure that the
proposed place of use (the subdivision) corresponds with the place of use
listed on the well permit.
c. State statute requires that the SEO provide an opinion regarding the water
supply's adequacy to meet the requirements of a proposed subdivision
[C.R.S. 30-28-136(h)(l)]. Therefore, the SEO will review the submittal to
ensure that there is evidence that a water supply is physically adequate. This
evidence should be in the form of a hydrologist's or geologist's report that _
may include information from a test well or wells.
3. Source is Individual, On-lot, Exempt/Small Capacity Wells Withdrawing
Denver Basin Ground Water Considered to be Nontributary**, or Other
Ground Water Determined to be Nontributary. The Water that has not been
adjudicated or is not Subject of a Determination of Water Right
If the water supply is to be provided by individual on-lot wells from a Denver
Basin aquifer and is considered nontributary**, or a formation that is determined
to be nontributary by statutory definition [C.R.S. 37-90-103(10.5)], and the
ground water has not been adjudicated or is subject of a Determination of Water
Right, the SEO will review the water supply plan to ensure that:
(** note: for a subdivision located in a Designated Basin, the subdivision may
also use a source that is not-nontributary with a 4 percent replacement
requirement, without the need for a replacement plan)
a. The developer has identified a specific source (for example, Dawson, Denver,
Arapahoe, Laramie-Fox Hills),
b. The developer has properly quantified the amount of water using aquifer
characteristics that are consistent with the Denver Basin Rules or site-specific
information that has been validated by the SEC geotechnical staff.
All County Land Use Plannir.y Directors Page 5
State Engineer's Actions On Proposed Water Supplies For Land Use Actions
c. The subdivision's proposed water supply has not been previously allocated
through existing decrees, well permits, pre-Senate Bill 213 type wells,
Determinations of Water Rights, or other claims to the water.
d. The amount of water available annually, on the basis of an aquifer life of 100
years, is greater than or equal to the amount of water required.
(Note: The amount of water available annually should be quantified as
described in Rule 8 of the Statewide Nontributary Ground Water Rules. The
water supply plan must ensure that the smallest parcel in the
subdivision has adequate land area such that the calculation of the
water available underlying that land area is sufficient to satisfy its
needs. Small parcels may not 'borrow' land area from larger parcels to
increase the amount of water available to the small parcel since the well
permit will ultimately be issued pursuant to C.R.S. 37-92-602(3)(b)(I) or 37-
90-105(3)(c), which requires a land area evaluation. If the developer cannot
provide a water supply to the smaller parcels because of this, the developer
may pursue a water court decree or Determination of Water Right that will
"separate" the water from the land and allow it to be deeded to individual
landowners in the amounts necessary to provide a water supply.
Additionally, to satisfy a county's "300-year water supply approach", the
developer may state that each lot will use one aquifer for a portion of the 300-
year period (the first 100 years), then, a deeper aquifer for subsequent
portions of the 300-year period (the remaining 200 years). This approach is
acceptable, however, it is entirely the developer's responsibility to identify, by
lot number, the aquifer that will be used for each lot and for which period of
time. In no case will the SEC approve a plan where the engineer makes that
determination in the response to the County or where that determination is
left to the well permit applicant or permit evaluator in the future. In this
situation, the SEC response will state that the lot owners should be notified
through plat notes or other means of the specific restrictions.)
e. The amount of water available considers any 300-year water supply
approach or similar approach that is currently used by the referring county.
f. The proposal meets all applicable Ground Water Management District rules,
if located within a Designated Basin.
4. Source is from a Denver Basin Aquifer that has been Decreed or, for the
Designated Basins, is Subject of a Determination of Water Right
If the ground water is from a Denver Basin aquifer and is considered to be
nontributary or not-nontributary and has been adjudicated by Water Court or has
a Determination of Water Right/Permit issued by the Ground Water Commission,
the SEC,will review the water right to ensure that:
a. The developer has identified a specific source (for example, Dawson, Denver,
Arapahoe, or Laramie-Fox Hills aquifer),
b. The amount of water available annually, according to the court-approved
decree or Commission-approved Determination of Water Right/Permit, is
All County Land Use Planr,...tj Directors Page 6
State Engineer's Actions On Proposed Water Supplies For Land Use Actions
greater than or equal to the amount of water required for the entire
subdivision.
(Note: The adjudication/quantification of nontributary or not nontributary
ground water"separates" the ownership of the water from the land.
Therefore, individual lot owners that apply for well permits will require a
'special warranty deed' or other document by which ownership of an amount
of water is transferred to the lot owner from the original landowner. Such a
deed will not be necessary if a Homeowner's Association ("HOA")will be
created to take ownership of the water rights and the HOA will have the
necessary mechanism to convey the water rights to members of the HOA.
The water supply plan must identify whether water will be deeded to
individual lot owners or owned by a HOA. In comments to the County, the
SEO will add a note that indicates whether there will be a "HOA"that will take
ownership of the water rights and to which each homeowner must belong. If
so, well permit applicants will not require a"special warranty deed" granting
them the rights to use the amount of water identified in the water supply plan.
If water will be deeded to individual lot owners, well permit applicants will be
required to provide to this office a copy of the 'special warranty deed' or other
document conveying the water right to the lot owner.)
c. The proposed uses correspond to the uses of the vested water rights to be
used.
d. If in a Designated Basin, the proposed place of use (the Subdivision)
corresponds with the place of use listed on the well permit or Determination
of Water Right.
e. The water supply plan is consistent with the specific terms and conditions of a
court-approved augmentation plan or Ground Water Commission-approved
replacement plan, if one was developed.
f. The amount of water available considers any 300-year water supply
approach or similar approach that is currently used by the referring county.
(Note: To satisfy a county's "300-year water supply approach", the developer
may state that each lot will use one aquifer for a portion of the 300-year
period (the first 100 years), then, a deeper aquifer for subsequent portions of
the 300-year period (the remaining 200 years). Or, a developer may state
that a predetermined number of lots will use a shallower aquifer while other
lots will use a deeper aquifer. These approaches are acceptable, however it
is entirely the developer's responsibility to identify, by lot number, the aquifer
that will be used for each lot and for which period of time. In no case will the
SEO approve a plan where the engineer makes that determination in the
response to the County or where that determination is left to the well permit
applicant or permit evaluator in the future. In these situations, the SEO
response will state that the lot owners should be notified through plat notes or
other means of the specific restrictions.)
Additionally, the following comments apply to the four SOURCE OF WATER
SUPPLY categories listed above.
I—'.
All County Land Use Plano',.d Directors Page 7
State Engineer's Actions On Proposed Water Supplies For Land Use Actions
1. If the water supply plan relies on an adjudicated water right, and the decree for
that water right is not yet final, the SEO will not include consideration of the water
that is subject of that water right. Similarly, if the water supply plan relies on
water rights, changes to water rights, or replacement plans that are pending
review by the Ground Water Commission but have not been approved, the SEO
will not include consideration of the water that is subject of that water right.
2. The SEO's determination that a water supply is "adequate" requires evidence
that volume and flow rate required is physically and legally available, but does
not necessarily include infrastructure beyond the wellhead, storage vessel,
diversion or release point. For example, the SEO does not comment on the
design of the piping and pump stations needed to deliver water throughout the
system at required pressures.
3. The adequacy of a water supply plan in the Denver Basin aquifers is evaluated
using estimates of legally available water based on information available at the
SEO and may not necessarily reflect the physical availability of water. Water in
the Denver Basin aquifers is allocated based on a 100-year aquifer life under the
provisions of C.R.S. 37-90-137(4)(b)(l). For planning purposes the county should
be aware that the economic life of a water supply based on wells in a given
Denver Basin aquifer may be less than the 100 years indicated due to anticipated
water level declines. Furthermore, the water supply plan should not rely solely
upon non-renewable aquifers. Alternative renewable water resources should be
acquired and incorporated in a permanent water supply plan that provides future
generations with a water supply.
r
All County Land Use Plann,..d Directors Page 8
State Engineer's Actions On Proposed Water Supplies For Land Use Actions
ATTACHMENT B
WATER SUPPLY EVALUATION GUIDELINES FOR LAND USE ACTIONS THAT DO
NOT INVOLVE A SUBDIVISION
The SEO will not provide a comprehensive opinion for land use actions that do not
involve a Subdivision. In these cases the developer must rely on an engineering
consultant or use the guidelines included below. In any case, the decision to issue a
well permit will not be evaluated until a well permit application has been submitted to the
SEO. In situations where the land use action will be creating a parcel of land (for
example, recorded exemption), the SEO cannot accept well permit applications until the
land use action is final.
These guidelines may be used by your staff or the developer to make a preliminary
determination of the availability of a well permit for parcels addressed in land use actions
that do not involve a subdivision of land and which rely on a well as a water supply. The
SEO will evaluate well permits according to the criteria described below using rules and
statutes in place at the time of application. Well permits of the types described below
can often be approved under the 2004 statutes when the land involved meets the
respective parcel definition and the proposed well will meet the water use and return flow
conditions stated below. Note the SEO's evaluation process may find that there is a well
on the subject parcel or on a neighboring parcel that may 'encumber' the land on the
parcel and prevent the SEO from issuing a well permit.
Below are the possible categories of land use actions that do not involve a subdivision
and the types of well permit for which the SEO may evaluate an application:
1. a) 'Pre June 1, 1972' Parcels; b) Parcels created after June 1, 1972 to which the --
statutory definition of a subdivision does not apply; or c) Parcels that the
County has "Exempted" from the subdivision process
Description
a. A parcel that was created prior to June 1, 1972 (the date on which SB72-35 was
enacted). A well permit applicant will need to submit proof that the parcel existed
prior to June 1, 1972. This may be in the form a plat or deed of transfer dated
before June 1, 1972. The documentation must include a legal description of the
parcel. Or,
b. A parcel that was created after June 1, 1972 and satisfies the criteria in C.R.S.
30-28-101(10)(c). Or,
c. A parcel that was created after June 1, 1972 and has been exempted from the
"subdivision process" by the County as described in C.R.S. 30-28-101(10)(d). A
well permit applicant will need to submit proof that the parcel has been exempted
from the"subdivision process" in the form a county resolution or plat with the
proper documentation.
Well Permit Evaluation for Areas Outside a Designated Basin
a. The SEO will evaluate this type of parcel for a Household Use Only well permit.
b. If the applicant requests, the SEO will evaluate this type of parcel for a
'Commercial Exempt'well permit(Drinking and Sanitary uses only in a single
business, not to exceed 0.33 acre-feet annually and not to be used for any
outside purposes.)
All County Land Use Planni . Directors Page 9
State Engineer's Actions On Proposed Water Supplies For Land Use Actions
c. If the parcel overlies a nontributary Denver Basin aquifer or a not nontributary
Denver Basin aquifer with a "four-percent replacement" requirement, the
landowner has the potential to get a well permit for additional dwellings and
outside domestic uses.
d. If the parcel overlies a nontributary Denver Basin aquifer, the landowner has the
potential to get a well permit for commercial uses beyond Drinking and Sanitary
uses and 0.33 acre-feet annually.
Well Permit Evaluation for Areas Inside a Designated Basin
a. The SEC)will evaluate this type of parcel for a residential well permit for no more
than three single-family dwellings, including the normal operations associated
with such dwellings including the irrigation of not more than one acre of land;
subject to all applicable Ground Water Management District Rules if the parcel is
located within such a district.
b. If the applicant requests, the parcel may be evaluated for small-capacity
commercial use subject to all applicable Ground Water Management District
rules.
2. "35-acre" Parcels
Description
A parcel that is 35 acres or larger and not composed of multiple subdivided
parcels. A well permit applicant must submit a legal description of the parcel.
Well Permit Evaluation for Areas Outside a Designated Basin
a. For most areas of the state, the SEC)will evaluate this type of parcel for
household use and outside uses. Unless the applicant specifically requests
livestock uses only, the SEO will evaluate the well permit for use in up to three
single-family dwellings, one acre of home lawn and garden irrigation, domestic
animal watering and livestock watering.
b. If the applicant requests, the SEC, will evaluate this type of parcel for a
'Commercial Exempt'well permit (Drinking and Sanitary uses only in a Single
business, not to exceed 0.33 acre-feet annually)
c. If the parcel overlies a nontributary Denver Basin aquifer or another aquifer
determined to bee nontributary, the landowner has the potential to get a well
permit for commercial uses beyond Drinking and Sanitary uses and 0.33 acre-
feet annually.
Well Permit Evaluation for Areas Inside a Designated Basin
a. The SEO will evaluate this type of parcel for a residential well permit for no more
than three single-family dwellings, including the normal operations associated
with such dwellings including the irrigation of not more than one acre of land;
subject to all applicable Ground Water Management District Rules if the parcel is
located within such a district.
All County Land Use Planr, Directors Page 10
State Engineer's Actions On Proposed Water Supplies For Land Use Actions
b. If the applicant requests, the parcel may be evaluated for small-capacity
commercial use subject to all applicable Ground Water Management District
rules.
3. 'Cluster Development' Parcels
Description:
A parcel that satisfies the statutory provisions of C.R.S. 30-28-401, 30-28-402,
38-28-403, and 30-28-404, as amended in 2001. The County may approve
cluster developments in accordance with a rural land use planning process
enacted and adopted by the County. At least two-thirds of the total tract area
must be reserved for preservation of open space. The number of residential lots
may not exceed one lot for each seventeen and one-half acres of total tract area.
No later than ten days after County approval of a cluster development, the
County shall notify the SEO of such approval and shall provide a copy of the
approved rural land use plan that includes the cluster development. For
administrative purposes, the plan must include a copy of a survey plat that
describes the entire land area associated with the plan, identifies the set aside
open space area, and describes the residential lots within the land area..
Well Permit Evaluation for Areas Outside a Designated Basin
The SEC)will evaluate this type of parcel for household use and outside uses.
The uses of the well will be limited by a permitted maximum annual amount. One
well permit may be obtained for each residential lot. The total amount of water
available to all lots in the cluster development is equal to one acre-foot for each
full 35-acre-parcel, with no consideration for any additional fraction of a 35-acre
parcel. The total amount available will be divided equally between each of the
lots.
For example, a Cluster Development with seven lots on150 acres has four full
35-acre parcels. Therefore four acre-feet of water is available to the lots in the
development. Split evenly among the seven lots, the four acre-feet allows for
0.57 acre-feet annually per lot.
Parcels that are approved as a part of a cluster development are not eligible for
consideration for uses greater than those described above. For example, a 35-
acre lot that is part of a cluster development, will not be eligible for use beyond
those allowed by the parcel's allotment of the one acre-foot per full 35-acre
parcel.
Well Permit Evaluation for Areas Inside a Designated Basin
The SEO will evaluate applications for a residential well permit for no more than
one single-family dwelling, including the normal operations associated with such
dwelling including the irrigation of not more than one acre of land; subject to all
applicable Ground Water Management District Rules if the parcel is located
within such a district.
•
Page 11
ATTACHMENT C
FORM NO. WATER SUPPLY INFORMATION SUMMARY
p+4+S-76 STATE OF COLORADO, OFFICE OF THE STATE ENGINEER
:005 1313 Sherman St., Room 818, Denver, CO 80203
Phone—Info(303)866-3587 Main (303)866-3581 Fax(303)866-3589 http://www.water.state.co.us
Section 30-28-133,(d), C.R.S.requires that the applicant submit to the County,"Adequate evidence that a water supply that is
sufficient in terms of quantity,quality, and dependability will be available to ensure an adequate supply of water."
1. NAME OF DEVELOPMENT AS PROPOSED:
2. LAND USE ACTION:
3. NAME OF EXISTING PARCEL AS RECORDED:
SUBDIVISION: , FILING (UNIT) , BLOCK , LOT
4. TOTAL ACREAGE: 15. NUMBER OF LOTS PROPOSED PLAT MAP ENCLOSED? ❑ YES or❑ NO
6. PARCEL HISTORY—Please attach copies of deeds,plats,or other evidence or documentation.
A. Was parcel recorded with county prior to June 1, 1972? ❑ YES or❑ NO
B. Has the parcel ever been part of a division of land action since June 1, 1972? ❑YES or❑ NO
If yes, describe the previous action:
7. LOCATION OF PARCEL—include a map delineating the project area and tie to a section corner.
1/4 of the 1/4, Section , Township- - ❑ N or❑ S, Range ❑ E or❑W
Principal Meridian: ❑Sixth ❑New Mexico ❑Ute ❑Costilla
Optional GPS Location: GPS Unit must use the following settings: Format must be UTM, Units Easting:
must be meters, Datum must be NAD83, Unit must be set to true N, ❑Zone 12 or❑ Zone 13 -
Northing:
8. PLAT—Location of all wells on property must be plotted and permit numbers provided.
Surveyor's Plat:❑YES or❑ NO If not,scaled hand drawn sketch: ❑YES or❑ NO
9. TIMATED WATER REQUIREMENTS 110. WATER SUPPLY SOURCE
USE WATER REQUIREMENTS I ❑NEW WELLS- T
❑EXISTING ID
Gallons per Day Acre-Feet per Year WELL SPRING PROPOSED AQUIFERS-(CHECK ONE)
HOUSEHOLD USE# of units WELL PERMIT NUMBERS ❑ALLUVIAL 0 UPPER ARAPAHOE
COMMERCIAL USE# of S.F ❑UPPER DAWSON O LOWER ARAPAHOE
D LOWER DAWSON 0 LARAMIE FOX HILLS
IRRIGATION# of acres 0 DENVER O DAKOTA
❑OTHER.
STOCK WATERING# of head El MUNICPAL
Cl ASSOCIATION WATER COURT DECREE CASE
OTHER:
TOTAL ❑COMPANY NUMBERS:
O DISTRICT
NAME
LETTER OF COMMITMENT FOR -
SERVICE❑YES or❑ NO
11. WAS AN ENGINEER'S WATER SUPPLY REPORTDEVELOPED?O YES or❑ NO IF YES,PLEASE FORWARD WITH THIS FORM.
(This may be required before our review is completed.)
12. TYPE OF SEWAGE DISPOSAL SYSTEM
❑ SEPTIC TANK/LEACH FIELD ❑ CENTRAL SYSTEM
I: LAGOON DISTRICT NAME:
C1VAULT
LOCATION SEWAGE HAULED TO:
ENGINEERED SYSTEM(Attach a copy of engineering design.)
❑ OTHER:
All County Land Use Planning Directors Page 12
State Engineer's Actions On Proposed Water Supplies For Land Use Actions
ATTACHMENT D
COLORADO STATE MAP SHOWING
THE DENVER BASIN AND THE DESIGNATED BASINS
wed
..%
"allrrata -nil
urrai.- tot
k.
In' ( /
y8y K, wI /♦�
54
irr iii
7 ..r,)::
: - �,r= I 01 .7. --- ,,i _
a t -/
O
_ 1 I,
STATE OF COLORADO
Bill Owens,Governor Co
DEPARTMENT OF NATURAL RESOURCES p
DIVISION OFYEWILDLIFE 7?,rro�oF46 u�q
AN EQUAL OPPORTUNITY Bruce McCloskey, Director Wald For 6060 Broadway Count
R
Wildlife-
Denver,Colorado 80216 CREELS arming Department For People
Telephone:(303)297-1192 OFFICE
May 15, 2005 MAY 1 9 2005
Weld County Planning RECEIVED
Chris Gathman
918 10'h Street
Greeley,CO 80631
Subject: Melody Homes-DR Horton, case number PZ-1071
Dear Chris:
The Colorado Division of Wildlife has checked and reviewed the subject property and proposed development as to
potential impacts on wildlife. The parcel is currently agricultural land and generally cannot be considered as
critical habitat for any wildlife species.
According to the Colorado Division of Wildlife Natural Diversity Information Source Map for Weld County,the
area provides winter range for bald eagles, foraging areas and winter range and winter concentration area for ducks
and geese,and is within the overall range for pheasant and mule deer and white-tailed deer. Coyote, fox,raccoon,
skunk, songbirds,other raptors and herptofauna may also occur in this area.
Upon disturbance of any areas,noxious weeds should be monitored and controlled. Homeowners should also be
aware that planting trees, shrubs and other herbaceous plants may attract wildlife. Subsequently, ornamental
landscaping may be damaged by wildlife. Homeowners will need to be responsible for damages incurred and will
not be eligible for any reimbursement by the Colorado Division of Wildlife. The Liberty Gulch area should be
maintained as an open corridor and improved and enhanced with native vegetation.
Homeowners should be made aware of the presence of native predators. Pets should not be allowed to roam free.
All domesticated livestock and farm animals should be secured with wildlife proof fencing appropriate for the
species being raised. Pets as well may negatively interact with wildlife even on the home-sites and homeowners
will be responsible for handling these problems. Homeowners should secure pet and animal feeds,trash
containers,and charcoal/gas grills. Pets should have current shots. All control of nuisance wildlife will be the
homeowner's responsibility with the possible exception of bears and mountain lions.
Homeowners should also be aware that hunting may be an ongoing fall and winter activity on lands surrounding
the development. Shooting will occur normally in the early mornings until dark on these areas. The sounds of
gunfire may be somewhat distracting,yet should be noted to the potential owners and developer.
DEPARTMENT OF NATURAL RESOURCES,Russell George,Executive Director
WILDLIFE COMMISSION,Jeffrey Crawford,Chair•Tom Burke,Vice Chair•Ken Torres, Secretary
Members,Robert Bray•Rick Enstrorn•Philip James•Claire O'Neal•Richard Ray•Robert Shoemaker
Ex Officio Members,Russell George and Don Ament
Thank you for your consideration of these comments. If you have any questions regarding these comments,please
contact District Wildlife Manager Suzanne Kloster at 303-485-0593.
Sincerely,
7/I Az j c- =GT--
Scott Hoover
Northeast Regional Manager
Cc: Suzanne Kloster
p‘t-or Weld County Referral
Weld County Planning Department April 21 , 2005
I GREELEY OFFICE
C. MAY U 2 2005
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Melody Homes - DR Horton Case Number PZ-1071
• Please Reply By May 19, 2005 Planner Chris Gathman
Project Application for a change of zone from A (Agriculture)for PUD for 833 single family I
residential lots along with an elementary school site and 70.08 acres of open space t
Legal Pt SW4 and Pt. SE4 of Section 33 and Part of the SW4 of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 28 and east and west of and adjacent to CR 7. 3;
Parcel Number 1207 33 000024, 1207 33 000030, 1207 34 000025
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 21, 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:
— 'l ^rl/ �
Signature /__ `-"/�L) Date 4 IZq
Agency t `, %c.c.
GWeld County Planning Dept. :•918 10'"Street, Greeley, CO. 80631 •'x(970)353-6100 ext.3540 +(970)304-6498 fax
g,0UN1"r" MOUNTAIN VIEW FIRE PROTECTION DISTRICT
w Administrative Office:
9119 County Line Road• Longmont, CO 80501
(303) 772-0710• FAX (303) 651-7702
a
VIEW
April 29, 2005
Mr. Chris Gathman
Weld County Planning Department
918 10'" Street
Greeley, CO 80631
Dear Mr. Gathman:
I have reviewed the submitted material pertaining to the change in zoning for the Adler Estates —
Melody Homes-DR Horton, located south of and adjacent to Weld County Road 28 and east and
west of and adjacent to Weld County Road 7 (Case Number: PZ-1071). The Fire District does not
object to the request for Change in Zoning provided the development meets the requirements of
the Fire District. All applicable codes as they pertain to water supply, fire hydrant locations, fire
department access, and street designs must be met.
Fire hydrant locations will need to be approved before the final plat is approved. Construction
plans for the utilities showing the location of fire hydrants, the size of water mains and available
fire flows must be submitted to the Fire District for review and approval prior to beginning
construction of the subdivision. The submittal must include a water supply analysis indicating
the available fire flow at the most demanding point in the water system.
We appreciate being involved in the planning process. Should you have any questions, please
contact me at 772-0710.
Sincerely,
es- I
LuAnn Penfold
Fire Marshal
LMP/lp
cc: project file
Ip04.31.05
Station 1 Station 2 Station 3 Station 4 Station 5 Station 6 Station 7
9119 Cnty Line Rd, 10971 WCR 13 P.O.Box 575 P.O.Box 11 10911 Dobbin Run 50 Bonanza Dr. P.O.Box 40
Longmont,CO Longmont,CO 299 Palmer Ave. 8500 Niwot Road Lafayette.CO Erie.CO 100 So.Forest St.
80501 80504 Mead,CO 80542 Niwot,CO 80544 80026 80516 Dacono,CO 80514
04/29/2005 08:24 FAX 3038333772.,.., TRI AREA AMBULANCE O001
•
Weld County Referral
April 21 , 2005
COLORADO
The Weld County Department of Planning Services has received the following item for review:
•
Applicant Melody Homes - DR Horton Case Number PZ-1071
Please Reply By May 19, 2005 Planner Chris Gathman
Project Application for a change of zone from A(Agriculture)for POD for 833 single family
residential lots along with an elementary school site and 70.08 acres of open space
Legal Pt SW4 and Pt. SE4 of Section 33 and Part of the SW4 of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 28 and east and west of and adjacent to CR 7.
Parcel Number 1207 33 000024, 1207 33 000030, 1207 34 000025
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 21, 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
n n nit,
Comments.' me t tc e OO-! '\OAS W �1rv�
Signature. /� Date 1 1 910C
d C
Agency CC( I �cA Y -iv,10U\(At. c t )±
+Weld County Planning Dept. +916 10'"Street,Greeley, CO. 80631 0(970)353.6100 e#.3540 0(970)3048498 tax
(ou/irl
Weld County Referral
Wcld 1111111 ounty Planning Department
GREELEY OFFICE April 21 , 2005
O JUN 17 2005 RECEIVED ON
APR 2 7 2005
COLORAD ECEIVEDRegion 4 Traffic Section
The Weld County Department of Planning Services has received the following item for review:
Applicant Melody Homes - DR Horton Case Number PZ-1071
• Please Reply By May 19, 2005 Planner Chris Gathman
Project Application for a change of zone from A(Agriculture)for PUD for 833 single family
residential lots along with an elementary school site and 70.08 acres of open space
Legal Pt SW4 and Pt. SE4 of Section 33 and Part of the SW4 of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 28 and east and west of and adjacent to CR 7.
Parcel Number 1207 33 000024, 1207 33 000030, 1207 34 000025
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 21, 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. �lA,
Comments: !.)-(-rallSQ. I tis 15 CM of c J eo parsi -2 �r 5
Oav c.P nts an U./ 'K1 Conttttch -K5 of VJC12to
ear S 1(9 4 sFf (oG. Volul 020643 It
init{3tth'o- v15 n ad - if:carXrr-%4d .
Signature QI�A I Y.tCF _ t� Date ' I'3/05
Agency aDOT Ac co S)
+Weld County Planning Dept. +918 10t Street,Greeley, CO. 80631 +(970)353-6100 ext.3540 •}(970)304-6498 fax
MAY. 13.2005 1 04PM NO.460 P. 1
Weld County Referral
PLANNING DIVIS►3„. April 21, 2005
WI II C.
APR 27 7005
COLORADO R . o
The Weld County Department of Planning Services has received the following item for review:
Applicant Melody Homes- DR Horton Case Number PZ-1071
Please Reply By Planner C
Project Application for a change of zone from A (Agriculture)for PUD for 833 single family
residential lots along with an elementary school site and 70.08 acres of open space
Legal
Pt SW4 and Pt, SE4 of Section 33 and Part of the SW4 of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado,
Location South of and adjacent to CR 28 and east and west of and adjacent to CR 7.
Parcel Number 1207 33 000024, 1207 33 000030, 1207 34 000025
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 anyfurther 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 21, 2005
O We have reviewed the request and find that It does/does not comply with our Comprehensive Plan
Ca We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
comments:1)c
sccr - nom A 1-ttthit-WA-CRIa a c9F ?no cat1'7'hhr. c111-
e Lt -say, CluLct4,
signature tieas Date ;Its
Agency' Ccyt�, (A L01JC�
%%Weld County Planning Dept. 4918 10e Street, Greeley, CO. 80631 +(970)353.6100 ext.3540 4(070)304-6398 fax
a
Weld County Referral
I April 21 , 2005
We my Planning Department
O 11pnEaEy :Fnc: RECE3V APR 2 7 2005
AY 202005
COLORADRECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Melody Homes - DR Horton Case Number PZ-1071
Please Reply By May 19, 2005 Planner Chris Gathman '
Project Application for a change of zone from A (Agriculture)for PUD for 833 single family
residential lots along with an elementary school site and 70.08 acres of open space
Legal Pt SW4 and Pt. SE4 of Section 33 and Part of the SW4 of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 28 and east and west of and adjacent to CR 7.
i
Parcel Number 1207 33 000024, 1207 33 000030, 1207 34 000025 1
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 21, 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 n�o conflicts with our interests.
yrT
X See v."--n 4 t {3
Comments: Ike Tot vrn..BOa.&A ObjeC s fa 444 o wdorubstt ,&L.<4 C 42 ta ail-a a�
(444- et g4.tvts(o,-, 4.44, Wavvts -!tc 7o.LcrGi tLl nit¢-w. 4, es,675,04
Iiu. Low„ aak it.ysfot4 . to Qoa4A 440 c lac 114at 4-6.4.7 WC AI.Zte -
11.4.24-tot k -F)r n�,�s r-e vwp Pe,„ .G,.•A. 44,2 -ax ,--t-e .r.� e6. Atta-s( ,s i-e to/J, ,a r Feu et
Signature /(f� J). F-uci a-- 0.4. 63-wk. /Date 5116 /05
Agency (Q2tI7a .(-CL /
+Weld County Planning Dept. +918 10°'Street, Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
St. v ram Va
School Districtire/d noon
ty P/
ORannin e
June 21,2005 "L fY 0PF//C ePartjnent
Chris Gathman JUN 2 3 ?005
Weld County Planning Department 918 10th Street RECE'1,E
Greeley,CO 80631 V Q
RE: Adler Estates Change of Zone (Situate in Sections 33 and 34, T3N, R69W)
Dear Chris:
Thank you for referring Adler Estates Change of Zone to the School District. The District has reviewed the
development proposal in terms of (1) available school capacity, (2) required land dedications and/or cash-in-lieu
fees and (3) transportation/access considerations. After reviewing the above proposal, the School District does
not oppose this development at this time. The reasons for this position are as follows:
• Although the 125% Capacity Benchmark is expected to be exceeded at the elementary and middle
school levels in this feeder, the applicant has agreed to mitigate the student impact of this
development by contributing funds in accordance with the District's Voluntary Mitigation Policy.
• Additional capacity will become available as High School 5, approved under the 2002 Bond, is
constructed in the next 5 years. This facility's capacity is included in calculations used in this referral,
but until it is constructed, there may be short-term crowding at Skyline High School.
Should this development be approved, the options for managing the short and long term overcrowding in these
schools may include adding modular classrooms and implementing split or staggered schedules as needed. Other
options may include, but not be limited to, implementing year-round schools or asking voters to approve new
bonds for additional school facilities or a mill levy for additional operating funds. It should be noted that a lack of
operating funds may be a factor in delaying construction and occupancy of new school facilities in this area.
Detailed information on the specific capacity issues, the land dedication requirements and transportation impacts
for this proposal follow in Attachment A. A land dedication is required with this project and there are comments on
pedestrian access included in the attachment. The recommendation of the District noted above applies to the
attendance boundaries current as of the date of this letter. These attendance boundaries may change in the future
as new facilities are constructed and opened. If you have any further questions or concerns regarding this referral,
please feel free to contact me via e-mail at segrue glen@stvrain.k12.co.us or at the number below.
Sincerely,
Glen Segrue,CP
Planning Specialist
Enc.: Attachment A—Specific Project Analysis
Cash-in-lieu chart
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY,LONGMONT,CO 80501.SCOTT
TOILLION, DIRECTOR.PHONE 303-682-7229. FAX 303-682-7344.
ATTACHMENT A- Specific Project Analysis
PROJECT: Sharpe Subdivision Third Filing Final Plat
(1) SCHOOL CAPACITY
The Board of Education has established a District-wide policy of reviewing new development projects in terms of the
impact on existing and approved school facilities within the applicable feeder system. Any residential project within the
applicable feeder that causes the 125% school benchmark capacity to be exceeded within 5 years would not be
supported. This determination includes both existing facilities and planned facilities from a voter-approved bond. The
building capacity, including existing and new facilities, along with the impact of this proposal and all other approved
development projects for this feeder is noted in the chart below.
CAPACITY INFORMATION CAPACITY BENCHMARK
Oncluaes protectea stuaents,plus aeveiopmenrs stuaeni impact;
School Building Suits. Stdt. 2005-2006 2006-2007 2007-2008 2008-2009 2009-2010
Level Capacity Oct-04 Impact Stdts Cap. Stdts Cap. Stdts Cap. Stdts Cap. suits cap.
Elementary 504 451 292 459 91% 491 97% 563 112% 639 127% 713 141%
Middle 360 531 117 360 100% 334 93% 363 101% 431 120% 478 133%
High School* 2073 1446 142 1469 71% 1529 74% 1614 78% 1711 83% 1798 87%
Total 4272 551 2288 2354 2540 2781 2989
*combines capacities of existing schools and those approved in the 2002 bond that will alleviate this feeder
Specific comments concerning this proposal regarding School Capacity are as follows:
• Specific Impact- This application will add 833 new single-family dwelling units with a potential impact of 551
additional students in the Mead Elementary, Mead Middle and Skyline High School Feeder.
• Benchmark Determination - Of the schools in this feeder, Mead Elementary and Mead Middle are projected to
exceed 125%of capacity in 5 years with students from this development. The applicant has, however, agreed
to participate in the District's Voluntary Mitigation Policy and contribute a per-unit payment based on over-
capacity schools.The District, therefore, does not oppose this development at this time.
• Additional Capacity Impacts—A new high school has also been approved in the 2002 Bond and is expected to
be open within the next 5 years. However, the exact date of completion for this latter facility remains to be
determined and will depend on the rate of residential growth in this feeder and the availability of operating funds.
• Phasing—The capacity calculations indicated above are based on a phasing plan supplied to the District by the
developer. This plan indicates a home construction start date of September 2006, and a maximum of 12 homes
per month.
(2) LAND DEDICATIONS AND CASH-IN-LIEU FEES
The School District's Cash-in-lieu of land policy requires that the applicant either dedicate land directly to the School
District along with provision of the adjacent infrastructure and/or pay cash-in-lieu (CIL)fees based on the student yield of
the development. CIL fees only provide funds for land acquisition, which is only a small component of providing
additional school capacity for a feeder. Specific comments regarding land dedications and CIL fees for this referral are as
follows:
• The School District has identified the need for an elementary school in this area and has begun discussions with
the developer concerning an acquisition on this property. The location and configuration of the school included
on the referral plans appears to be acceptable to the District, however, a final determination on the site has not
yet been made.
• According the District methodology, a 10.57 acre dedication would satisfy the payment of cash in-lieu fees for
first 574 single-family units. All units over that amount would be required to pay CIL fees in accordance with the
attached chart.
3)TRANSPORTATION/ACCESS
Transportation considerations for a project deal with bussing and pedestrian access to and from the subdivision.
Pedestrian access, in particular, is an important goal of the School District in order to facilitate community connection to
schools and to minimize transportation costs. Specific comments for this application are as follows:
• Provision of Busing- Busing for this project, under the current boundaries,would most likely be provided.
• Pedestrian and Access Issues - This proposal has good internal pedestrian access and appears to have
adequate connections to future surrounding trails and sidewalks. No changes to these aspects of the plan are
therefore requested. The District does continue to have some concerns over the safe crossing of Weld County
Road 7, which is shown to be a 4-lane arterial. In addition to the elementary site shown on the plans, the District
also expects a high school and middle school to be located in the immediate area which will further increase
pedestrian traffic across Weld County 7. Although the cross-walks shown on the plans are an improvement, the
District would like to work with the developer to locate an underpass or other safer crossing of this arterial.
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT. 395 SOUTH PRATT PARKWAY,LONGMONT,CO 80501.SCOTT
TOILLION,DIRECTOR.PHONE 303-682-7229.FAX 303-682-7344.
Exhibit B School . Inning Ao...'Estates '
Standards And Change of Zone
Calculation of Weld County
Land Dedication Requirements
Single Family
School Planning Standards
Number Projected Student Site Size Acres of Developed
Of Student Facility Standard Land Land Cash-in-lieu
Units Yield Standard Acres Contribution Value Contribution
Elementary 833 0.35 525 10 5.55 $35,000
291.55 Number of Students = No. of Units *Student Yield
Equation: (Number of Students/Elem. Student Facility Size) *Elem. Site Size Standard= Acres of Land Conuibution
Middle Level 833 0.14 _ 750 25 3.89 $35,000
116.62 Number of Students = No. of Units *Student Yield
Equation: (Number of Students/Middle Student Facility Size) *Middle Site Size Standard= Acres of Land Contribution
High School 833 0.17 1200 50 5.90 $35,000
141.61 Number of Students = No. of Units *Student Yield
Equation: (Number of Students/High School Student Facility Size) *High School Site Size Standard= Acres of Land Conuibution
Total 833 549.78 15.34 $35,000 $536,938
Equation: Elem.Acreage+Middle Acreage+High School Acreage=Total Acres of Land Contribution
Single Family Student Yield is .66 $645
Per Unit
2/25/03 Planning Department
Town of Mead Weld County Planning pe
/Irlrl� ead P.O. Box 626 GREECEy OFFIC Mament
441 Third Street
tµ,d. B4rr Mead,Colorado 8C%2-0626 A~I Av
(970)535-4477 2' 5 2005
RECEIVED
May 23, 2005
Mr. Chris Gathman
Weld County Planning Department
918 10th St.
Greeley, CO 80631
Dear Chris:
Please accept this letter as a supplemental reply to the referral sent to the Town of Mead recently
for the Melody Homes/DR Horton project, PZ-1071.
Regardless of the Town Board's desire to see this project annexed into Mead instead of being an
unincorporated subdivision, it is still the Town's desire to work with all of the parties involved in
the transportation network issues for this development as well as surrounding developments.
Accordingly, the Town requests that the following items be made conditions of any County
approvals:
■ Short-term improvements in the form of additional lanes on all legs of the intersection of
WCR 7 and SH 66, as identified in the May 17 Traffic Impact Study are to be installed,
and paving of WCR 7 from WCR 28 to SH 66 is to be completed to allow the roadways
listed to function at an acceptable level of service.
• The improvements identified are to be completed concurrent with Phase 1 of the project,
and that no certificates of occupancy are to be issued for the project until all of the
improvements identified are completed.
Thank you very much.
Sincerely,
1P. ��
•
Michael D. Friesen
Town Manager
jr(i
Weld Count Referral y e ral
Weld County Planning Department April 21 , 2005
WIIDc.
GREELEY OFFICE
MAY 1 7 2005
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Melody Homes - DR Horton Case Number PZ-1071
Please Reply By May 19, 2005 Planner Chris Gathman
Project Application for a change of zone from A (Agriculture)for PUD for 833 single family
residential lots along with an elementary school site and 70.08 acres of open space
Legal Pt SW4 and Pt. SE4 of Section 33 and Part of the SW4 of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 28 and east and west of and adjacent to CR 7.
Parcel Number 1207 33 000024, 1207 33 000030, 1207 34 000025
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 21, 2005
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
isr We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Com ents: LJ .,/O., Z-7-2 ,7-7�J'/� tGxJ iz��✓ll
Signature Date j/G. D r'
Agency
+Weld County Planning Dept. +918 10th Street, Greeley, CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
T' %�' TATE OF COLORADO
COLORADO GEOLOGICAL SURVA {rr< ` ,L JUG
Division of Minerals&GeologyDepart Y1ay 1.
1313 Sherman
of NaStreet,Room rces
715 �
1313 Sherman Street,Room 715 �`�� •
" ,j, .:
In
Denver,Colorado 80203 �� ps
Phone(303)866-2611
FAX(303)866-2461
DEPARTMENT OF
May 16, 2005 Legal: SENES33, T3N, R68W NATURAL
RESOURCES
Chris Gathman Weld County Planning Department Bill Owens
Weld County Department of Planning Services GREELEY OFFICE Governor
918 10th Street 1 2005 Russell George
MAY 3
Greeley, CO 80631 Executive Director
Re: Adler Estates PUD
RECEIVED Ronald W ttany
Division Director
Vincent Matthews
CGS Review No. WE-05-0049 State Geoo ist
Dear Mr. Gathman;
In response to your request and in accordance with Senate Bill 35 (1972), I reviewed the
change of zone submittal. The site consists of approximately 300 acres and the proposed
subdivision would include 833 residential lots with 75.89 acres of open space and an
elementary school site.
Included in the review package were a PUD Change of Zone Specific Guide and Preliminary
Site Improvement Plans by Land Architects (2-25-05), a Supplemental Geotechnical
Investigation by Terracon (12-14-04), a letter and map regarding the Groundwater
Management/Soil Treatment of the Adler Property by Terracon (1-17-05) and a Preliminary
Drainage Report by Tetra Tech RMC (1-19-05).
The change of zone submittal included adjustments to the layout of the subdivision that took
my comments from the CGS letter dated September 13, 2004 into consideration.
1. Subsurface/soils.
The Supplemental Geotechnical Investigation by Terracon included analysis from 15 test
borings. The swell/consolidation tests indicate that much of the soils found on the property may
be able to support conventional spread footing foundations. Some soils do show moderate
swell and consolidation potential and will require some type of mitigation as outlined by the
Terracon report. Terracon recommends that site-specific borings be conducted for individual
foundation sites to determine the type of foundation necessary to mitigate potentially swelling
or consolidating soils.
2. Groundwater/Drainage.
Groundwater was found at depths of 2 to 13 feet throughout the property. Terracon
recommends against basement construction in the center of the property due to shallow
groundwater. This should be in the plat notes and be a condition of plat approval. The site-
,-- specific subsurface investigations should note depth to groundwater and make
recommendations for subsurface construction.
Adler Estates PUD, CGS Review No. WE-05-0049, page 2/2.
Terracon recommends that the soft sediment in the bottom of the 2 ponds located in the south
part of the property be removed prior to filling in the ponds. I would also recommend that the
ponds be filled with structural fill designed to support the bearing weight of the proposed
structures. A qualified geotechnical engineer should oversee the construction of the pond fill.
3. Slope stability.
The site plan includes changes to the layout that avoid the steep slopes outlined in section 6
(Slope stability) of my previous letter. The setbacks from steep slopes appear to be adequate
to avoid potential slope failure.
The Supplemental Geotechnical Investigation by Terracon and the Preliminary Drainage
Report by Tetra Tech RMC have adequately addressed my concerns regarding the geologic
hazards for this subdivision, provided that all recommendations in the reports and in this letter
are complied with.
If you have any further questions or concerns, please contact me at (303) 866-3350, or
andy.gleason(a�state.co.us.
Sincerely,
Andy Gleason
Geologist
Colorado Geological Survey
ENT uF
�����\�� DEPARTMENT OF THE ARMY
�///�' \i CORPS OF ENGINEERS,OMAHA DISTRICT
W - , ! F DENVER REGULATORY OFFICE,9307 SOUTH WADSWORTH BOULEVARD
°1 `!III';' "� LITTLFTON,COLORADO 80128-6901
oe01- May 12, 2005
\aOot��F
Mr. Chris Gathman �CpoG�FF� cost
Weld County oeS P� N. t
Planning Department N �`_`'1
918 10th Street `
Greeley, CO 8063191.
RE: Melody Homes—DR Horton,Adler Estates, Case Number PZ-1071
Corps File No. 200480479
Dear Mr. Gathman:
Reference is made to the above-mentioned project located in Sections 33 and 34, Township 3
North,Range 68 West, Weld County, Colorado.
If any work associated with this project requires the placement of dredged or fill material, and
any excavation associated with a dredged or fill project, either temporary or permanent, in waters of the
United States at this site, this office should be notified by a proponent of the project for proper
Department of the Army permits or changes in permit requirements pursuant to Section 404 of the Clean
Water Act. Waters of the U.S.includes ephemeral, intermittent and perennial streams, their surface
connected wetlands and adjacent wetlands and certain lakes,ponds, drainage ditches and irrigation
ditches that have a nexus to interstate commerce.
Work in waters of the U.S. should be shown on a map identifying the Quarter Section, Township,
Range and County of the work and the dimensions of work in each area of waters of the U.S.
If there are any questions concerning this matter please call Mr. Terry McKee of this office at
303-979-4120 and reference Corps File No. 200480479.
Sincerely,
Ti 'othy T. Care
Chi: De er Reg. .to Office
200480479
LG
Kit( Weld County Referral
Weld County Planning Department April 21 , 2005
• I
GREELEY OFFICE
MAY 1 2 2005
COLORADO RECEIVED L -a7- .
The Weld County Department of Planning Services has received the following item for review:
Applicant Melody Homes - DR Horton Case Number PZ-1071
Please Reply By May 19, 2005 Planner Chris Gathman
Project Application for a change of zone from A(Agriculture)for PUD for 833 single family
residential lots along with an elementary school site and 70.08 acres of open space
Legal Pt SW4 and Pt. SE4 of Section 33 and Part of the SW4 of Section 34, T3N, R68W
of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to CR 28 and east and west of and adjacent to CR 7.
Parcel Number 1207 33 000024, 1207 33 000030, 1207 34 000025
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 21, 2005
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
Er-We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: — - /ct<2-
a
i) 'n��r a _fir x" G'4✓.f' m/ � Gtae•
� IL2Pr, ( GR'Lio �.e et(. g.
Signature �7.i .�c�cratj � Date Si_ /e' -05,
,rte. Agency `"(�i 276,t r (1D
+Weld County Planning Dept. 4918 10th Street, Greeley, CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
Hello