HomeMy WebLinkAbout20042649.tiff MEMORANDUM
1 W����• TO: Sheri Lockman, Planner DATE: 27-August-2004
t
O FROM: Peter Schei, P.E., Ci eer, Public Works Department
COLORADO SUBJECT: PF-594 Lakota Lakes Ranch PUD (Final Plat)
Weld County Public Works Department has reviewed final plan materials and has the following development referral
comments.
Comments
❑ The Lakota Lakes Ranch Final Roadway Design Report, dated May 3, 2004, by Weiland, Inc. is generally acceptable, except for
the proposed typical roadway cross section of two paved 13-foot travel lanes. The report stated that the average daily traffic
count would be less than 50. This 7-lot development will generate 67 vehicle trips per day based upon the industry and CODE
standard,Institute of Transportation Engineers(ITE)manual, of 9.57 vehicle trips per day for a single family residence.
o As agreed upon by the applicant and Public Works at the change of zone:
• The internal roadway right-of way shall be 60 feet in width including cul-de-sacs with a minimum 65-foot
radius, and dedicated to the public. The typical roadway cross-section should be shown as two /2-foot
paved lanes with 4-foot gravel shoulders on the change of zone plat. The cul-de-sac edge of pavement
radius shall be 50 feet minimum. Stop signs and street name signs will be required at all intersections.
o The applicant shall resubmit a stamped, signed and dated Lakota Lakes Ranch Final Roadway Design Report with
the appropriate changes for the typical roadway cross section:two 12-foot paved lanes with 4-foot gravel shoulders.
❑ The applicant shall submit to Public Works stamped, signed and dated final roadway, drainage, utility / construction plan
drawings. Certified drawings will remain in the department's file for use during construction.
❑ The applicant must submit three (3) additional sets of final roadway, drainage, utility / construction plan drawings (stamped,
signed, and dated)to Public Works for Weld County Field Inspectors'use during construction of the subdivision.
❑ The Geotechnical Engineering Report-Pavement Evaluation for Lakota Lakes Development, dated January 8, 2004,by Terracon
(Project No. 20035197) is acceptable. The report noted that the minimum asphalt pavement thickness is 4-inches, underlain by a
minimum 6-inch aggregate base course, which is satisfactory to Public Works.
❑ The Lakota Lakes Ranch Final Drainage Report, dated March 2004, by William C. Klawitter, P.E. with Weiland Inc is
acceptable. The drainage plan drawings must be stamped, signed and dated by the professional engineer.
❑ A note must be placed on the final plat stating that basements will not be permitted on any of the lots. This flood hazard
information is reflected in the drainage report and noted on the change of zone plat.
❑ The applicant shall prepare a construction detail for typical lot grading with respect to drainage with the final plan 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 (especially from an overtopping ditch),
while taking into account adjacent drainage mitigation.
Page 1 oft
2004-2649
❑ The applicant has submitted Improvements Agreement According to Policy Regarding Collateral for Improvements(Public Road
Maintenance), which has been reviewed by Public Works(on-site).
o Donald Carroll of the Public Works Department reviewed the documents and recommended acceptance of the
transportation portion of"Exhibit A"for the Improvements Agreement According to Policy Regarding Collateral for
Improvements(Public Road Maintenance)in his memo to Sheri Lockman on December 2,2003.
o The Board Of County Commissioners prior to recording the final plat shall approve the agreement.
❑ The applicant or their agents may be required to obtain permits from Weld County's Public Works Right-Of-Way Agent for each
utility.
Recommendation
❑ The above comments are prerequisites and shall be fulfilled prior to recording the final plat.
Any issues shall be resolved with Public Works prior to recording of thefnal plat.
'PC:PF-594 Lakota Lakes Ranch PUD(Final Plat)
Email&Original:Planner
PC by Post: Applicant T'1 /Jos
PC by Post: Engineer :I4-U( tic,
Page2of2
Memorandum
TO: Sheri Lockman, W.C. Planning
Inge DATE: August 18, 2004 FROM: Pam Smith, W.C. Department of Publi
COLORADO
Health and Environment V.)
CASE NO.: PF-594 NAME: Lakota Lakes Ranch
The Weld County Department of Public Health and Environment has reviewed this final plan
application. The Department has found several discrepancies between the change of zone
resolution and the final plan application. They are outlined as follows:
1. There are no plat notes on the final plat;
2. There are no septic envelopes on the final plat;
3. The language in the development covenants regarding septic envelope protection are
not as stated in the resolution.
During the Change of Zone review the applicant submitted a revised plat map dated January 2,
2004 that showed the placement of primary and secondary septic envelopes on each lot. This
plat map was reviewed and approved in an email to planning staff February 10, 2004. The
Department is not in receipt of a recorded copy of this plat map. The final plat map dated June
22, 2004 and submitted in this application omits the primary and secondary septic envelopes.
The Department recommends these items be corrected and reviewed prior to recording the final
plat.
The Department is also aware that the applicants' representative has asked that the language
regarding septic envelope placement be amended. Although the Department is willing to work
with the applicant, this amended language was not approved by the BOCC at the August 27,
2003 hearing or even entertained as optional language. However, should the BOCC wish to
amend that specific language, the Department offers the following additional language (suggest
placing after item #3 below and renumbering):
1. Primary and secondary septic envelopes shall be placed on each lot. All septic
system envelopes must meet all setbacks.
2. These final plat drawings indicate proposed primary and secondary envelopes for the
absorption fields. These envelopes may be moved from the locations on the
recorded final plat provided the envelopes are of equal or greater area, meet all
required setbacks,and are documented by an affidavit of correction per Section 24-5-
50 of the Weld County Code. The lot owner shall not place any permanent
landscaping, structures, dirt mounds or other items that would interfere with the
construction, maintenance, or function of the fields in the primary and secondary
envelope.
1
The Departments' recommendations for approval (from the change of zone) are included as
follows:
3. Water service shall be obtained from the Little Thompson Water District.
4. 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 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.
5. Language for the preservation and/or protection of the absorption field 'areas'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.
6. 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.
7. 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.
8. 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.
9. 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.
10. "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\PIanningTinal Plat\pf594.rtf
2
a �•
Weld County Referral
C. July 28, 2004
COLORADO
The Weld County Department of Planning Services has received the following item for review; -
Applicant Todd Muckier, Debra Eberl & Case Number PF-594
Eli Krebs )
Please Reply By August 24, 2004 Planner Sheri Lockman
Project A PUD Final Plan for seven (7) lots with (E) Estate Uses and four(4) non
residential outlots
Legal Lot A and B RE-2695; Pt W2 Section 29, T5N, R67W of the 6th P.M., Weld
County, Colorado.
Location South of and adjacent to CR 54; approximately 1500 feet west of CR 15 1/2
Parcel Number 0957 29 000055, 0957 29 000054 and 0957 29 000056
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.
Weld County Planning Commission Hearing (if applicable)
❑ 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.
$ee attached letter.
Cnmmpntc-
Signature � �7 Date o
AgencySi/err/OA)
•
❖Weld County Planning Dept. 4.918 W 101°, Greeley,CO.80634 ❖(970)353-6100 ext.3540 4*(970)304-6498 fax
kiit-tH
DEPARTMENT OF BUILDING INSPECTION
' Weld County Administrative Offices
Ill 1555 N. 17th Avenue, Greeley, CO 80631
WEBSITE: www.co.weld.co.us
es
Phone (970) 353.6100, Ext. 3540
Fax(970) 304-6498
COLORADO
August 4, 2004
Todd Muckier, Debra Eberl & Eli Krebs
A PUD Final plan for seven (7) lots with (E) Estate uses and four(4) nonresidential outlots.
PFF-594
1. A separate building permit shall be obtained prior to the construction of any building.
2. A plan review is required for each building. Plans may require the wet stamp of a Colorado registered
engineer or architect. 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 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 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.
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.
Sinnrely,
R6gbr igil /
Building Official
STATE OF COLORADO
^0FFICE OF THE STATE ENGINEER R<sof•coio
Division of Water Resources .
Department of Natural Resources H �'
•
1313 Sherman Street,Room 818
Denver,Colorado 80203 August 11, 2004 - **1876^
U
Phone(303)866-3581 g
FAX(303)866-3589 Bill Owens
wwater.state.co.us Governor
vvw.
Russell George
Executive Director
Hal D.Simpson,P.E.
Ms. Sheri Lockman State Engineer
Weld County Planning Department
918 W 10th Avenue
Greeley, Co 80634
Re: Lakota Lakes Ranch PUD
Case No. PF-594
W1/2 of Sec. 29, T5N, R67W, 6th P.M.
Water Division 1, Water District 4
Dear Ms. Lockman:
We have reviewed the above referenced proposal to subdivide an 80-acre parcel
described as Lot A and B of the Recorded Exemption RE-2695, into seven single-family
residential lots. The State Engineer's Office previously commented on this subdivision when the
referral was submitted as Forbes Park Ranch and the proposal was to subdivide the 80-acre
parcel into five single-family residential lots, by our letter dated June 4, 2001.
Information from this submittal indicates that this is the Final Plat for this subdivision.
The proposed water supply is still listed as the Little Thompson Water District (District) and a
letter of commitment from the District was included in the submitted material. It is our
understanding that the District currently provides water service to the existing residence on the
property. Based on current information received in this office the District will require the
developer to purchase and transfer to the District 1.4 shares of the Colorado Big Thompson
(CBT)water per lot prior to the tap activation.
Pursuant to Section 30-28-136(1)(h)(II), G.P..S., the State Engineer's office offers the
opinion, that contingent upon water service being provided by the District, the proposed water
supply will not cause 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.
Si erel.4eere
William H. Fronc ak, Esq., P.E.
Chief of Water Supply
cc: Jim Hall, Division Engineer
Fred Renner, Water Commissioner
Water Supply Branch
Subdivision File
WHF/IC/Lakota Lakes Ranch PUD
Weld County Referral
C. July 28, 2004
COLORADO •
The Weld County Department of Planning Services has received the following item for review: -
Applicant Todd Muckier, Debra Ebert & Case Number PF-594
Eli Krebs
Please Reply By August 24, 2004 Planner Sheri Lockman
Project A PUD Final Plan for seven (7) lots with (E) Estate Uses and four (4) non
residential outlots
Legal Lot A and B RE-2695; Pt W2 Section 29, T5N, R67W of the 6th P.M., Weld
County, Colorado.
Location South of and adjacent to CR 54; approximately 1500 feet west of CR 15 1/2
Parcel Number 0957 29 000055, 0957 29 000054 and 0957 29 000056
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.
Weld County Planning Commission Hearing (if applicable)
❑ 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.
pSee attached letter.
Cnmmentc-
Signature lam" ` 5,/z1 c Date 8/dap /a`1
Agency Cary tFOR art - rci - '. ".y "ley nor e-to r
+Weld County Planning Dept. 0918 W 10'",Greeley,CO.80634 3(970)353-6100 ext.3540 0(970)304-6498 fax
OFFICE OF COMMUNITY DEVELOPMENT
Planning Division
1100 10th Street, Suite 202, Greeley, Colorado 80631 •(970)350-9780• Fax(970) 350-9800
Ciityf
el ••www.greeleygov.com
Y
August 20, 2004
Sheri Lockman
Weld County Planning Department
918 W. 10th Street
Greeley, CO 80634
Subject: PF-594, Todd Muckler, Debra Eberl, & Eli Krebs PUD Final Plan
Ms, Lockman,
Thank you for the opportunity to comment on this Final Plat review. The applicant has contacted the City of
Greeley Planning Department twice over the past year to discuss their project. The first time was after the
Change of Zone and the second was earlier this month regarding the Final Plat review. At the time the
applicant called regarding the Final Plat review, the City of Greeley hadn't had the opportunity to review the
project to give them adequate feedback. The City of Greeley Planning staff has now reviewed the application
and wishes to forward the following comments:
1. An internal stub street should be platted at the end of Lakota Lakes Road to assure connectivity with future
subdivisions in the area and to minimize access points on higher volume roads.
2. Sidewalks and curbs should be provided to protect pedestrian movements.
If any questions arise, please do not hesitate to contact me at 350-9822.
Sincerely,
me,41,44.7„..
Darrell Gesick
Planner I
/0"—,
SERVING OUR COMMUNITY • I T ' S A TRADITION
bepromise to preserve and improve tie dual y of li/e for>reeley dirouy/time y courteous and-cos/e//ectioe service.
08/18/2004 15:02 970-587-2607 WELD RE5J SCHOOL DIS PAGE 01
A-141t
/ Weld County Referral
•
C. July 28, 2004
COLORADO
The Weld County Department of Planning Services has received the following item for review: -
Applicant Todd Muckier, Debra Eberl & Case Number PF-594 •
• -
Eli Krebs -
Please Reply By August 24, 2004 Planner Sheri Lockman
Project A PUD Final Plan for seven (7)lots with (E) Estate Uses and four(4)non
residential outlots
Legal Lot A and B RE-2695; Pt W2 Section 29, T5N, R67W of the 6th P.M., Weld
County, Colorado.
Location South of and adjacent to CR 54; approximately 1500 feet west of CR 15 1/2
Parcel Number 0957 29 000055, 0957 29 000054 and 0957 29 000056
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.
Weld County Planning Commission Hearing (if applicable) •
AWe have reviewed the request and find that ' does does not comply with our Comprehensive Plan
LI We have reviewed the request and find no conflicts with our interests.
❑ See attached letter. -A-A- �, " "
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Signature •
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Agency - J t cm�t �I a€�TS • .
+Weld County Planning Dept. 4918 W 10th,Greeley,CO.80634 +(970)353-6100 ext.3540 4(970)304-6498 fax
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