HomeMy WebLinkAbout20041013.tiff •
Weld County Planning Depaltrat
GREELEY OFFICE
46, o DEC 3 0 2003
MEMORANDUM RECEIVED
W� ' TO: Kim Ogle,Planner DATE: 24-December-2003
�• FROM: Peter Schei,P.E., , i gin er, Public Works Department
COLORADO SUBJECT: PZ-1020 Appal o a Ac s 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
External Roadways:
❑ The Public Works Department requests the Traffic Impact Study referenced in the November 10`h, 2003, change of
zone submitted materials. It was not included in the referral package.
❑ The applicant will be required to submit a traffic impact study. The traffic impact study will be used to determine the
required improvements; especially the off-site improvements with access from CR 74. Improvements may include:
engineering design, roadway and grading plans along with construction details, pavement design, construction,
appropriate roadway cross-section, acceleration lane(s), deceleration lane(s), turning movement lane(s), striping,
signing, intersection sight-distance, safety measures, rights-of-way, road widening, shouldering, paving, and roadway
construction materials. The applicant will be responsible for all off-site improvements resulting from impact of the
proposed development and acceptance of County standards.
❑ CR 74 is a paved road. The applicant will be required to build any necessary improvements to CR 74 directly
resulting from impacts of the proposed development. The applicant shall submit an improvements agreement and any
roadway plans with the final plat materials.
❑ Additionally, the applicant may be asked to enter into an agreement with the County to proportionately share costs of
improvements to CR 74 and CR 41 as a result of increased traffic impacts. The costs will be based on a proportion of
the traffic generated by the development to existing traffic. A detailed traffic impact study will be reviewed. The
applicant must submit any proposed off-site agreement with the final plat application. This development will add
approximately 211 daily vehicle trip ends to the County roadway system.
Internal Roadways:
❑ The County's maximum block length is 1,500-feet as permitted by County Code Sec. 24-7-40-E. A cul-de-sac will be
required as a safety turn-around adjacent to Lot 10 and Lot 11. The Public Works Department has reviewed this
roadway layout and finds it generally acceptable. The applicant shall provide Public Works with written
documentation verifying that the roadway layout is acceptable to appropriate referral agencies, especially the fire
department of jurisdiction.
❑ The applicant shall provide a pavement design prepared by a professional engineer along with the final plat submittal.
❑ Roadway and grading plans along with construction details will be required with the final plat submittal.
❑ Easements shall be shown in accordance with County standards and / or Utility Board recommendations, also
dimensioned on the final plat.
❑ The applicant shall submit to Public Works stamped, signed and dated final plat drawings. This is consistent with
County Code: Sec. 24-3-50, "The minor subdivision final plat submitted shall contain the original signatures and seals
of all parties required."
EXHIBIT
Page 1 of 2 , s,
2004-1013
❑ The applicant shall submit an on-site Improvements Agreement According to Policy Regarding Collateral For
Improvements with the final plan application. These agreements must be reviewed by Public Works and shall be
approved by the BOCC prior to recording the final plat.
lrainage:
❑ The Public Works Department requests the Preliminary Drainage Report referenced in the November 10th, 2003,
change of zone submitted materials. It was not included in the referral package.
❑ A drainage report stamped, signed and dated by a professional engineer licensed in the State of Colorado shall be
submitted with the final plat application. The 5-year storm and 100-year storm drainage studies shall take into
consideration off-site flows both entering and leaving the development. Increased runoff due to development will
require detention of the 100-year storm developed condition while releasing the 5-year storm existing condition.
❑ The final drainage report shall include a flood hazard review documenting any FEMA defined floodways. The
engineer shall reference the specific map panel number, including date. The development site shall be located on the
copy of the FEMA map.
❑ The applicant shall prepare a construction detail for typical lot grading with respect to drainage for the final
application. Front, rear and side slopes around building envelopes must be addressed. In addition, drainage for rear
and side lot line swales shall be considered. Building envelopes must be planned to avoid storm water flows, while
taking into account adjacent drainage mitigation.
❑ Easements shall be shown on the final plat in accordance with County standards (Sec.24-7-60) and Utility Board
recommendations.
❑ Final drainage construction and erosion control plans (conforming to the drainage report) stamped, signed and dated
by a professional engineer licensed in the State of Colorado shall be submitted with the final plan application.
Recommendation
❑ The Public Works Department recommends approval of this change of zone.
The applicant shall address the comments listed above at the specific step of the review process stated. The review
process will continue only when all appropriate elements have been submitted. Issues of concern must be resolved
with the Public Works Department prior to recording the change of zone and final plats.
* PC: PZ-1020 Appaloosa Acres Estates PUD(Zone Change)
Email&Original: Planner
PC by Post: Applicant a d Cat
PC by Post: Engineer +
Page 2 of 2 .�,
aia MEMORANDUM
TO: Kim Ogle, Planner 1 ' / DATE: 20-October-2003
W�`��• FROM: Peter Schei, P.E.,,Civil n er Public Works Depatuuent
COLORADO SUBJECT: PK-1020 Appaloosa o es states PUD 2 (Sketch Plan)
Weld County Public Works Department has reviewed this sketch plan 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 has meet with the applicant, Clifford Clift, on 15-October-2003, with-respect-to a revised
development access from CR 74 for the sketch plan.
❑ The applicant has proposed a development access from CR 74,thereby eliminating access to CR 41.
❑ With an access from CR 74, the applicant has proposed acceleration and deceleration lanes on CR 74 (a County strategic plan
corridor).
❑ The Weld County Roadway Classification Plan currently shows CR 74 with a classification reduction from an arterial (rural area
130-foot right-of-way) to a collector (rural area 80-foot right-of-way). Until the Weld County Roadway Classification Plan is
adopted, the applicant must reserve a 65-foot right-of-way for a rural arterial.
o The applicant will be required to submit a traffic impact study. The traffic impact study will be used to determine the required
improvements; especially the off-site improvements with access from CR 74. Improvements may include: engineering design,
roadway and grading plans along with construction details, pavement design, construction, appropriate roadway cross-section,
acceleration lane(s), deceleration lane(s), turning movement lane(s), striping, signing, intersection sight-distance,safety measures,
rights-of-way, road widening, shouldering, paving, and roadway construction materials. The applicant will be responsible for all
off-site improvements resulting from impact of the proposed development and acceptance of County standards.
❑ The County's maximum block length is 1,500-feet as permitted by County Code Sec. 24-7-40-E. A cul-de-sac will be required as
a safety turn-around adjacent to Lot 10 and Lot 11. The Public Works Department has reviewed this roadway layout and finds it
generally acceptable. The applicant shall provide Public Works with written documentation verifying that the roadway layout is
acceptable to appropriate referral agencies,especially the fire department of jurisdiction.
❑ Earlier comments in Public Works' memo dated 15 November 2002,regarding CR 41 may be disregarded.
Recommendation
❑ The Public Works Department recommends approval of this sketch plan.
The applicant shall address the comments listed above at the specific step of the review process stated. The review
process will continue only when all appropriate elements have been submitted: Any issues of concern must be
resolved with the Public Works Department prior to recording the change of zone and final plats.'
*PC: PK-1020 Appaloosa Acres Estates PUD 2 (Sketch Plan)
. . Email&Original: Planner,
PC by Post: Applicant L 1+
PC by Post: Engineer .aa f,{„`lY
Page 1 of 1
a DEPARTMENT OF BUILDING INSPECTION
Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO80631
WEBSITE: www.co.weld.co.us
Phone(970) 353-6100, Ext. 3540
Fax (970) 304-6498
C.
COLORADO
December 24, 2003
Clifford Cliff, Appaloosa Acres Estates PUD
Change of Zone from A(Agricultural) to PUD for a 22 lot residential development outside of an
IGA and UGB; east of the Town of Eaton.
PZ-1020
1. Building permits shall be obtained prior to the construction of any building or structure.
Buildings that meet the definition of an Ag Exempt Building per the requirements of Section 29-
^ 1-20 and Section 29-3-20 B.13 do not need building permits, however a Certificate of
Compliance must be filed with the Planning Department and an electrical permit is required for
any electrical service to the building.
2. A plan review is required for each building except for buildings that meet the definition of Ag
Exempt buildings. Plans shall bear the wet stamp of a Colorado registered architect or
engineer. Two complete sets of plans are required when applying for each permit.
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 1997 Uniform Building Code,
1998 International Mechanical Code, 1997 International Plumbing Code, 2002 National
Electrical Code and Chapter 29 of the Weld County Code. Weld County intends to adopt the
2003 International Building, Residential, Mechanical, Plumbing and Fuel Gas Codes on March
1, 2004.
4. Each building will require an engineered foundation based on a site-specific
geotechnical report or an open hole inspection performed by a Colorado registered engineer.
Engineered foundations shall be designed by a Colorado registered engineer.
5. Building height, protection of walls and openings and separation of buildings of mixed
occupancy classifications shall be in accordance with the Building Code. Setback and offset
distances shall be determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with the Building Code for the purpose of
determining the maximum building size and height for various uses and types of construction I.
and to determine compliance with the Bulk Requirements from Chapter 27 of the Weld County ;
Code. Building height shall be measured in accordance with Chapter 23 of the Weld County —
Code in order to determine compliance with offset and setback requirements. Offset and K�
setback requirements are measured to the farthest projection from the building.
re%woke-mai
Service,Teamwork,Integrity,Quality
Page 2
7. A Flood Hazard Development Plan shall be submitted for buildings constructed within the
100-year flood plain.
Please contact me for any further information regarding this project.
Sincerely,
Jeff Reif
Building Official
Service,Teamwork,Integrity,Quality
STATE OF COLORADO
JFFICE OF THE STATE ENGINEER oz co
Division of Water Resources o�
y c9
Department of Natural Resources o
1313 Sherman Street, Room 818 December 22, 2003
fY\ .
Denver,Colorado 80203 'fan
Phone(303)866-3581
FAX(303)866-3589 Bill Owens
wwwwaterstate.co.us Governor
Greg E.Walther
Mr. Kim Ogle Executive Director
Weld County Planning Department Hal D.Simpson,RE,
1555 N 17th Avenue State Engineer
Greeley, Co 80631
Re: Appaloosa Acres Estates PUD
Case No. PZ-1020
W1/2 of the SW1/4 of Sec. 33, T7N, R65W, 6th P.M.
Water Division 1, Water District 1
Dear Mr. Ogle:
As you may know, the State Engineer's Office through a Memorandum dated August 7,
1995 informed the counties that, effective August 31, 1995, this office will no longer respond to
land use actions that do not involve the subdivision of land as defined in Section 30-28-
101(10)(a) C.R.S. (see attached memorandum). These actions include, but are not limited to lot
line adjustments, zone change request, special use land and division by exemption. The
material submitted this time appears to be only for a change in zoning on the proposed Black
Hollow Estates.
However, since we have previously commented on the above-referenced proposal to
subdivide a 60-acre parcel, into 22 single-family residential lots of approximately 1 acre in size,
we will reiterate those comments. The North Weld County Water District (District) will provide
water for the residential lots. The District has agreed to serve the proposed site and information
from this referral indicates that water requirements are conditionally met. As we mentioned in
our previous letter, the proposed water supply can be provided without causing material injury
to existing water rights and the supply is expected to be adequate.
If you have any questions in this matter, please contact loana Comaniciu of this office.
cerely, / /
William H. Fronczak . .., J.D.
D.
Chief of Water Sup y
cc: Jim Hall, Division Engineer
Water Supply Branch
Subdivision File
WHF/IC/Appaloosa Acres Estates PUD . EXHIBIT
ritr"-N.„
Weld County Referral
Weld County Planning Department
iliI GREELEY OFFICE December 8, 2003
C. JAN 0 7 2004
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Clifford Cliff, Appaloosa Case Number PZ-1020
Acres Estates PUD
Please Reply By January 8, 2004 Planner Kim Ogle
Project Change of Zone from Agricultural to PUD; Estate for a 22 lot residential
development outside of an IGA and UGB; east of the Town of Eaton.
Legal Lot 15C; Fourth Replat of Gilbaughs Appaloosa Acres; being in the W2 SW4 of
Section 33, T7N, R65W of the 6th P.M., Weld County, Colorado. -
Location North of and adjacent to CR 74; east of CR 41.
Parcel Number 0709 33 001026
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) February 3, 2004
We have reviewed the request and find that it does •oes not omply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with o interests.
❑ See attached letter.
Comments:
Signature Date \ LY a py
._ Agency \1' bc..Q
EXHIBIT
*Weld County Planning Dept. i•1555 N. 17th Ave.Greeley, CO. 80631 :(970)353-6100 ext.3540 S•(970)304-6 8
tt
Applicant: Cliford Clift, Appaloosa Acres Estates PUD
Planner: Kim Ogle Case#: PZ-1020
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WCR 74
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0.4 0 0.4 0.8 Miles
Weld County Referral Map
Highways
Major Roads _
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Local Roads N
Aili Railroads
A/ Streams&Ditches \ f
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— Lakes
• Flooddplains C
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West Greeley C...)ervation District
(970) 356-8097
Case Number: PZ-1020
Applicant: Clifford Clift, Appoloosa Acres Estates PUD
Planner: Kim Ogle
Below is a list of the soils and their limitations according to the USDA, Weld County Soil Survey.
Dwellings • Small Septic Tank Prime Farm
Map Shallow Dwellings with
Soil Name Soil Texture without Commercial Absorption Land (if Additional Comments
Symbol Excavations basements
basements Buildings Fields irrigated)
4Aquolls Flooded Severe 'Severe Severe Severe (Severe No
31 Kim Loam Slight Slight Yes
64 Thedalund Loam Severe No
•
The West Greeley Conservation District recommends that the applicant does an on site soils test prior to any construction. For a more complete soils
description consult the Weld County Soil Survey or contact our office at (970) 356-8097. If you or the applicant have any questions please feel free to
call our office.
Produced by the West Greeley Conservation District
MEMORANDUM
To: Kim Ogle
From: David Tuttle
Date: January 8, 2004
Subject: PZ-1020
The sheriff's office recommends the following improvements for this housing sub-
division:
1. The sheriff's office requests that builders and developers designate an area by
the entrance of the sub-division in which to place a shelter for school children
awaiting the school bus. This area should also include a pull off for the school
bus which enables it to safely load and unload children out of the roadway in
the event the bus is unable to drive down the street due to road conditions.
This appears to be planned for this sub-division.
2. Either a mail distribution within the sub-division or a central drop off location
within the sub-division should be developed so that residents do not have to
cross a county roadway to obtain their mail. This appears to be planned for
this sub-division.
3. The name of the street and address numbers within the sub-division should be
presented to the sheriff's office for approval. This will eliminate duplication
of street names within the county. .
4. A permanent sign should be placed at the entrances to the sub-division
detailing the name of the sub-division, and address. There should be a plan
developed to maintain this sign. This appears to be planned for this
subdivision.
5. If the roadways within this sub-division are not maintained or adopted by the
county, individuals purchasing property in this sub-division should be notified
that the sheriff's office will have limited traffic enforcement powers.
6. A plan should be developed to maintain roadways within the sub-division
especially during inclement weather conditions for emergency vehicles.
EXHIBIT
4
7. The sheriff's office is very supportive of homeowner funded homeowners
associations. These associations provide a contact for the sheriff's office and
a means for maintaining common areas.
9. The plans for this sub-division show roadway with no sidewalks. The
sheriff's office requests that sidewalks be provided.
The Sheriff's Office lacks the ability to absorb any additional service demand without the
resources recommended in the multi-year plan provided to the Board of County
Commissioners or as indicated by growth not considered at the time the plan was
developed. I have no other comments on this proposal.
r
1- 9-04; 1 :3OPM;Eaton School Dist. .9704545;93
EATON SCHOOL DISTRICT RE-2
John J. Nuspl 200 Park Avenue
Superintendent Eaton, Colorado 80615
ThO)454-3402
,. 70) 454-5193 Fax
January 8, 2004
Kim Ogle
Weld County Planning Department
1400 17`h Avenue
Greeley, CO 80631
RE: Clifford Clift, Appaloosa Acres Estates
22-Lot PUD Change of Zone
Kim Ogle:
We have reviewed the above applicant's request. The Eaton School District has a process in
place addressing growth within the District.
The School District has adopted a methodology to determine a cash-in-lieu payment for
residential development within the District in order to provide adequate educational opportunities
as a result of that development.
The cash-in-lieu payment per dwelling lot is $1,043 for a total of $22,946 for this 22-Lot PUD.
Payment should be hand delivered or mailed to Eaton School District, 200 Park Avenue, Eaton,
Colorado 80615. A receipt will be mailed to the applicant and a copy to the Weld County
Planning Department. Payment will be required prior to final plat.
We are anticipating student enrollment from this residential development to attend school in the
Town of Eaton. However, depending on growth from development within the District, this could
be subject to change, with the potential of students from this development attending Galeton
Elementary for grades kindergarten through fifth grade.
In the sketch plan that we responded to with our letter of September 23, 2002, the entrance to
this development was on WCR 41. The change of zone plan now has the entrance on WCR 74.
The developer indicates that a bus stop would be provided off WCR 74 and inside the
development on Leola Way. The District typically does not go into developments to pick up
students. As a result, the District would need a bus turnout area on the north side of WCR 74
that would be at a minimum 15' wide and 120' in length. We would also request that a covered
bus shelter be provided (similar to what is found at city bus stops) that blocks the wind on three
sides with a roof to protect students while they are waiting for the bus. The size of the structure
would be would be approximately 8' x 15' located at the east comer of the entrance into Leola
Way.
Please contact me if you have any questions.
Sincerely,
Timothy Unrein
Business Services Director
Eaton School District RE-2
Enc.
Date Paid
Amount
Check#
Received By 1 EXHIBIT
Memorandum
TO: Kim Ogle, W.C. Planning
111 I C DATE: January 14, 2004
FROM: Pam Smith, W.C. Department of Public
•
COLORADO Health and Environment
CASE NO.: PZ-1020 NAME: Clifford Clift/Appaloosa Acres
The Weld County Health Department has reviewed this proposal. The applicant proposes a 22 lot
PUD on 61 acres. The minimum proposed lot size (1.0 acre) coupled with the overall density of one
septic system per 2.77 acres does meet current Department policy.
The application has satisfied Chapter 27 of the Weld County Code in regard to water and sewer
service. The application states the water will be supplied by North Weld County Water District. A
letter of intent from North Weld County Water District was submitted in the sketch plan materials.
Sewer will be provided by individual sewage disposal systems. The minimum proposed lot size (1.0
acre) coupled with the overall density of one septic system per 2.77 acres does meet current
Department policy.
Preliminary information in the geotechnical report conducted by Northern Colorado Geotech dated
July 11, 2002, and submitted in the sketch plan application, indicates that most, if not all lots will be
suitable for conventional septic systems. Because each lot is one acre in size and an equestrian trail
is provided in the open space for use by the residents (although no specific mention of animal
husbandry activities has been mentioned in the change of zone application), the Department
requested in sketch plan comments that the applicant designate two septic system envelopes on
each lot. The Department further requested that the secondary absorption field envelope be
preserved in a manner that will allow its future use by specific language being placed in the
development covenants. The covenants should state that activities such as landscaping (i.e. planting
of trees and shrubs) and construction (i.e. auxiliary structures, dirt mounds, etc.) activities are
expressly prohibited in the designated absorption field site. The Change of Zone application did not
include primary and secondary septic envelopes on each lot.
It should also be noted that the Change of Zone plat includes some plat for this development. This
list of general notes should not be considered to be complete.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the North Weld County Water District.
2. This subdivision is not served by a municipal sanitary sewer system. Sewage disposal
shall be by septic systems designed in accordance with the regulations of the Colorado
1
1 EXHIBIT
Department of Public Health and Environment, Water Quality Control Division and the
Weld County Code in effect at the time of construction,repair,replacement,or modification
of the system. Septic systems shall be designed for site specific conditions including, but
not limited to, shallow groundwater, bedrock, gravel and/or clay.
3. Primary and secondary septic envelopes shall be placed on each lot. All septic system
envelopes must meet all setbacks, including the 100-foot setback to any irrigation ditch.
4. Language for the preservation and/or protection of the absorption field envelopes shall be
placed in the development covenants. The covenants shall state that activities such as
permanent landscaping, structures, dirt mounds, animal husbandry activities, or other
activities that would interfere with the construction, maintenance, or function of the fields
should be restricted over the absorption field areas while in use.
5. If required, the applicant shall obtain a storm water discharge permit from the Water
Quality Control Division of the Colorado Department of Public Health and the Environment.
Silt fences shall be maintained on the down gradient portion of the site during all parts of
the construction phase of the project.
6. During development of the site,all land disturbances shall be conducted so that nuisance
conditions are not created. If dust emissions create nuisance conditions, at the request of
the Weld County Health Department, a fugitive dust control plan must be submitted.
7. In accordance with the Regulations of the Colorado Air Quality Control Commission any
development that disturbs more than 5 acres of land must incorporate all available and
practical methods that are technologically feasible and economically reasonable in order to
minimize dust emissions.
8. If land development creates more than a 25-acre contiguous disturbance, or exceeds 6
months in duration, the responsible party shall prepare a fugitive dust control plan,submit
an air pollution emissions notice, and apply for a permit from the Colorado Department of
Public Health and Environment.
9. "Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County Code
shall be placed on any recorded plat.
O:\PAM\Planning\chzone pz-1020.rtf
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