HomeMy WebLinkAbout20041011.tiff PLANNED UNIT DEVELOPMENT (PUD) CHANGE OF ZONE APPLICATION
FOR PLANNING DEPARTMENT USE DATE RECEIVED:
RECEIPT#/AMOUNT# /$ CASE#ASSIGNED:
APPLICATION RECEIVED BY PLANNER ASSIGNED:
Parcel Number nnnii,_nn_n_ o1n _nnn
(12 digit number-found on Tax I.D.information,obtainable at the Weld County Assessor's Office,or www.co.weld.co.us).
(Include all lots being included in the a�ply' c8 ,If-aVi(ii al space is required,attach an additional sheet
Lot- /S- C' 4fj9acoos,v ac,Pfs )
Legal Description <J K �EPG 4T , Section 33 Township 7 North, Range West
Property Address(If Applicable)
ISE 011
Existing Zone District : roposed Zone District: PUD Total Acreage: 6 / Proposed#/Lots 22-
Average Lot Size: /ACRf Minimum Lot Size: /gcRF Proposed Subdivision Name: A 14 t4z.
a2cey /faxes
Proposed Area (Acres)Open Space: .30+ U L/ZES es7 y rEs !emu D
Are you applying for Conceptual or Specific Guide? Conceptual S ecific
P
FEE OWNER(S) OF THE PROPERTY(If additional space is required,attach an additional sheet)
Name: Wa KaiL,Lt, P
Work Phone# /IO Home Phone# Email Address
Address:
City/State/Zip Code CSR££c £v CO ,13063/
APPLICANT OR AUTHORIZED AGENT(See Below:Authorization must accompany applications signed by Authorized Agent)
Name: cL/,c, RD %G7-r
Work Phone# 3oa -g//9 Home Phone# 352--447g Email Address
Address: 2po reg./ Ave
City/State/Zip Code 6-ze£9c£Q CD bas/
UTILITIES: Water:
Sewer SepTtc
Gas: 4Tmos
Electric: A COL
Phone: Ques T
DISTRICTS: School: £hvav
Fire: EATON
Post: E-A-7aN
I(We)hereby depose and state under penalties of perjury that all statements,proposals,and/or plans submitted with or contained
within the application are true and correct to the best of my(our)knowledge. Signatures of all fee owners of property must sign this
application. If an Authorized Agent signs, a letter of authorization from all fee owners must be included with the application. If a
corporation is the fee owner, notarized evidence must be included indicating the signatory has the legal authority to sign for the
corporation. I (we),the undersigned, hereby request hearings before the Weld County Planning Commission and the Board of
County Commissioners concerning the proposed Change of Zone for the above described unincorporated area of Weld County,
Colorado:
��-,-.?y-a
Signat : Ow r or Authorized Agent Date
Signature: Owner or Authorized Agent Date
x EXHIBIT
2004-1011 j Z
reN
November 23, 2003
TO: Weld County Planning Department
FM: Wake LLLP
RE: Appaloosa Acres Estates,PUD
Dear Planning Department,
Please accept this letter as evidence,that Wake LLLP does hereby appoints Clifford Clift
and Paul T. Cliff as my personal representatives in obtaining PUD zoning and Final
approval of this 22 home project. Property legal description is Lot 15-C, Gilbaugh's
Appaloosa Acres,4th Replat. Property is located in Section 33, T7N, R65 W, of the 6th
PM, Weld County,Colorado.
Thank y?x,
es` Wake LLL D
A. Bruce Johnson e.T
APPALOOSA ACRES ESTATES, PUD
WELD COUNTY STAFF'S CONCERNS OF SKETCH PLAN ARE
HEREIN
ADDRESSED OR RESOLVED
NOVEMBER 10, 2003
SUBJECT: PK-1020, Appaloosa Acres Estates, PUD Sketch Plan of 22 lots and
approximately 32 acres of common Open Space. Lot 15-C, Fourth Replat, being in the
W2SW4 of Section 33, T7N, R65W, Weld County, Colorado.
The concerns and resolution of Staff's comment letter, dated November 27, 2002,are
addressed below by page and paragraph.
1. Page 2, Pam 5, SECTION 22-2-60.A.1,discusses the preservation of farm ground
in Weld County. Although the AAE,PUD (Appaloosa Acres Estates,Planned
Unit Development) is located within farm ground designated"Prime",not all of
the ground is so designated. This ground has not been farmed, as a farm, for
many years, and has been utilized as pasture ground. There is, also, no indication
this ground, even without being developed, will ever again be farmed
Commercially. Poor farm ground and irrigation water,cost of energy, and farm
expenses are causing this farm and others to be taken our of use as farms.
2, Page 2, Pam 6, Section 22-2-60.D.1, discusses the agricultural communities
impact. by the AAE,PUD.
AAE,PUD will not negatively impact the agricultural community, since the
present use of the ground is pasture with little irrigation. Very little income or
benefit to the citizens of Weld County has been derived from this piece of ground.
As a PUD, this ground will be more productive for Weld County residents as a
residential PUD than a farm. There will be more real estate taxes collected from
22 homes than from 60 acres of pasture grass. Presently, the taxes are$225 per
year for the total acreage, and with 22 homes, with an estimated value of
$250,000,will generate some $31000 taxes to Weld County per year.
AAE,PUD has been designed to allow more than 50%of total ground to remain in
"Open Space"for the use by the 22 residents to graze horses and have a ridding
trail,while maintaining agricultural use.
1
There is no infrastructure in place at this time. There are no irrigation ditches, but
there is an underground pipeline on the west side of property. This pipeline will
be used to irrigate the Open Space.
3. Page 2 & 3, Para 7 & 1, respectively, Section 22-2-70-.C1, discusses urban growth
boundary areas. As mentioned, AAE,PUD is not,presently, designated in the
urban growth area within the comprehensive plan of Weld County. Even if
AAE,PUD was not being proposed, the comprehensive plan could be changed to
make this property fall within the urban growth area. I will explain. There are 35
existing acreage's with homes within one-half mile radius of this property. 18 of
which are adjacent to this property on the west side. Some of these 18 existing
lots are not even one acre in size.
It is apparent AAE,PUD could be within the urban growth area, even if the
comprehensive plan doesn't show it as so. The AAE,PUD will be developed to
take in account all County requirements for a orderly, safe, desirable county
subdivision.
4. Page 3, Para 1,2,3,4, discusses health, safety and general welfare of Weld County
Residents.
Water service is being provided by North Weld County Water District and sewage
by individual septic systems. Copies of a letter from North Weld County Water
District and Weld County Attorney, Lee Morrison, showing water requirements
are conditionally met is included herewith..
5. Page 3,pars 5. Weld County School District, RE-2,requested payment of$1043
per lot,which will be paid upon builders obtaining a building permit or sooner by
the developer, if required.
A designated bus stop and mail box area are provided off of WCR 74, and on
Leola Way. Children will not need to cross WCR 74 for pick up or delivery.
School district agreement will be provided before final plat.
6. Page 4,para 1&2. We are requesting an entrance change from the "Sketch Plan"
submittal. We are now asking for the main entrance for the PUD to be off of
WCR 74, a paved road which is presently designated as an arterial road. We
anticipate WCR 74 to be down graded to a collector as soon as Weld County
Commissioners approve Weld's new road system.
As you will see on the plat, we have provided deceleration and turn lanes off of
WCR 74 as Public Works has recommended in their email. According to Public
Works,the internal road system of AAE,PUD meets their requirements.
The maintenance of the internal roads will be the responsibility of the County,
as it will be built to their specifications.
2
Since we are not using WCR 41 as an entrance to AAE,PUD, we are not
providing an"Off-Site Improvements Agreement" from the original Sketch Plan
requirement. We will provide an"Improvements Agreement"at Final Plat. Since
there may be changes required by the County at"Change of Zone". Diane
Houghtaling is our licensed engineer and she has designed our PUD. We have
met with Peter Schei of Public Works and he agrees our PUD meets county street
requirements. See attached email.
7. Page 5, pars 3. All seven concerns of the Eaton Fire District have been addressed
and incorporated on the plat, which is part of this submittal. Eaton Fire Dept has
reviewed our new"Zone Change"plat and they prefer our new entrance off of
WCR 71. They also do not see a need for an emergency entrance from Leola Way
west to WCR 41. They have requested we install a fire hydrant on the west side
of AAE,PUD, so the 18 existing homes will have some fire protection. We have
agreed to the fire hydrant and it is included in the plat.
8. Page 5,pan 4. The Weld County Sheriff's Department concerns have been
incorporated with this submittal. Specifically, speed bumps will be utilized to
slow traffic. Since this is a rural area and we intend to provide rural type living,
we will not be placing sidewalks within PUD.
9. Page 5, pars 7. Final drainage report, letter of approvals from school district, and
mail service will be included with final plat submittal. Storm detention will be in
the southern side of property, school bus pickup and mail delivery will be on
the north side of WCR 74 within the PUD, so as not to cause dangerous situations
for motorists or pedestrians.
10. Page 5,pars 8. Traffic impact study is included with engineer's report.
11. Page 6,pars 1,2,3,4,5. The Common Open Space will be landscaped as show on
attached landscaping plat. We will make the Open Space restrictions a permanent
part of the Home Owners Association, which will be mandatory for all home
owners. Home Owners Association will be responsible for liability insurance,
taxes and maintenance for the open space, and streets. The county required site
distances for landscaping and roads are included on plat.
12. Page 6,pars 2. Irrigation of Open Space will be provided from existing
underground irrigation pipe. We will use a drip system for trees, shrubs, flowers.
Drip system will be installed prior to selling of homes. All landscaping will be
done in accordance to Weld County requirements,as noted on landscaping plat.
13. Page 6,pars 4&5. The Open Space will not have equestrian facilities, other than
existing bridal path. Any manure on the trail will be picked up, as needed,and
recycled as fertilizer on Open Space.
3
No manure piles or other offensive material will not be allowed in Open Space or
at residences per covenants.
14. Page 6,pars 6. According to the email, copy attached, from Lee Morrison,Weld
County Attorney,the parcel we are proposing for development is zoned
"Residential/Ag Lot". Therefore,the requirement of having home owners sign off
on plat is not needed as Colorado is a"Recording State", which means the last
plat recorded is the correct and only one to be used legally.
15. Page 7,pars 1. Under that part of Staff's letter concerning"Weld County's Right
to Farm" code,page 6 & 7 of Staff letter,the wrong subdivision was mentioned.
Your letter indicates a 65 lot PUD, Prairie Ponds PUD. Even though, we will
include in our covenants"Weld County's Right to Farm"clause and on recorded
plat.
16. Page 7,pars 3. The seller Wake, LLLP owns 100%of the mineral rights. There
are no existing leases for the extraction of any minerals. Therefore, Wake. LLLP
is not providing a drilling site on this property as it will not be drilled for oil or
gas. See letter on Mineral Right Ownership.
17. Page 7,pan 4. According to Section 22-5-80.A1.,we need to provide evidence
there is or is not viable mineral resources for extraction. Within our
"Geotechnical Engineering Report"complied by Northern Colorado Geotech, on
page 3, second paragraph from the bottom, indicates there is not viable mineral
resources under said property.
18. Page 7,para 5. We understand and will comply with the County's Bulk
Requirements listed for the Estate Zone.
19 Page 7,pars 6. Since we have changed our entrance to AAE,PUD from WCR 41
to WCR 74, we have not included a"Shared Improvement Agreement". However,
we will have a complete"Improvement Agreement" for the Final Plat.
20. Page 7,pars 7. Utility easements,per county code, are included on Plat.
21. Page 7&8,pars 3&1. All racement dimensions are on plat.
22 Page 8,According to the Colorado Geological Survey,they would like
AAE,PUD to be on Public Sewer. There is not a sewer line within one and
one-half miles and if it could be extended, it would require a lift station west of
said property, all of which is not feasible. Eaton will not allow anyone outside of
City Limits to use City sewer.
Percolation tests will be conducted on all septic systems prior to construction. If
ground does not have correct percolation,material will be brought in to correct
4
this problem. Should tests indicate the existing water table will be negatively
affected, we will require enclosed septic systems on those lots.
We will require dual septic leach fields,which will become part of building
requirements and covenants. The covenants will state no trees, buildings, or
permanent structures may be placed or built over either of the two leach fields.
23. Page 8, pars 7. The Soil Conservation District indicates some soils within PUD
may contain severe conditions. We will address this concern when we build
homes by doing a soils test on each lot. If soils are found to have problems,
necessary construction techniques will be used to mitigate.
24 Page 8, pars 8. Due to the large expense of doing a final drainage report at the
Zone Change,we ask you to wave this requirement until the Final Plat. We have
included a"Preliminary Drainage Report".
In summary,we recognize we are not in an urban scale development area,as
noted on County Maps,but due to the large number of existing properties surrounding
this parcel,we believe we are not developing a PUD in an area that a precedent hasn't
already been set. We plan on making AAE,PUD a safe, viable, economically beneficial
Planned Unit Development for Weld County. We believe we will be creating the highest
and best use for a parcel of ground that is not being farmed, commercially,now or in the
future.
We would like to thank the Weld County Planning staff for their assistance and
guidance through this zoning process.
Respectfully,
Clifford and Paul Clift
r^"
5
Kim Ogle--Appaloosa Acres Lot 15-C � Page 1
From: LEE Morrison
To: Kim Ogle
Date: 9/30/03 4:44PM
Subject: -Appaloosa Acres Lot 15-C
Kim
I have reviewed the plats and discussed the matter with yourself and Mr Johnson and Mr Clift. It appears
to me that the lot 15-C, under the current Unit Development Zoning would only allow for a single additional
residence . However, the potential exists that the lot, if rezoned, could be made available for a PUD with
multiple lots. I cannot find covenants, conservation easements or deeds or other restrictions on the
development rights for that parcel which prevent the application for such a change of zone. I also cannot
find any documentation which indicates that the owners of the adjoining lots have the right to control the
development rights on that parcel and therefore their signatures will not be required before a change of
zone is applied for.
It is true that there is language indicating the intent of the parcel was for open space for the parcels and
but that language alone does not preclude further rezoning.
I do not express any opinion as to whether the lot owners might have a private claim of action against
such a change of zone or whether such a change is compatible with the existing development. I am
simply stating an application may be filed.
Please advise Mr Clift that this issue has been resolved . I will leave your files with Diane to be picked up .
Lee D. Morrison
Assistant Weld County Attorney
915 10th St., PO Box 758
Greeley, CO 80632
(970) 356-4000 x 4395
FAX 352 0242
This e-mail contains confidential
and/or privileged information.
If the reader is not the intended recipient,
please reply and delete your copy of this
message."
CC: BRUCE Barker; DIANE Beckman
DIANE M. HOUGHTALING
1119 12th Street.
Greeley, Colorado 80634
Peter Schei
Weld County Public Works
1111 H Street
Greeley, CO 80632
Dear Peter,
Historically this 60± site produce 7.3 cfs in the 5 year storm and 45.5 cfs in the 100 year
storm. With the development of this site the runoff will increase to 99.6 cfs in the 100
year storm. The excess of runoff between the historic 5 year storm and the developed
100 year event will be detained in ponds on the south side of the development. These
ponds will re-seeded with native grasses. The depth of these ponds will be approximately
3 feet deep.
Attached are the preliminary time of concentration, runoff and detention pond calculation
sheets. A complete drainage study will be provided with the Final Plat.
r- If you have any questions, please call me at 356-2312.
Sincerely,
Diane M. Houg taling, .E.
) ) )
TIME OF CONCENTRATION
SUB-BASIN INITIAL/OVERLAND TRAVEL TIME Tc CHECK FINAL REMARKS
DATA TIME(TI) (Tt) URBANIZED BASINS Tc
TOTAL
DESIGN AREA C5 LENGTH SLOPE Ti LENGTH SLOPE VEL Tt COMP LENGTH TcyIJ180)+10
AC FT % MIN FT % FPS MIN rc CHECM FT MIN MIN
(1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) (72) (13) (14)
EXIST I € €
A 60.60 . 0.15 . 500 0.7% 42.1 1776 0.7% 0.4 74.0 : 116.1 : 116.1 )
..................J d J J ....................4 4 6 N ♦
DEVEL I € i €
A 60.60 1 0.53 500 s 0.7% 3 25.3 J 1862 0.7% 1.2 4 25.9 51.1 14 4 51.1
• I 9- I ? I f 1 1
RATIONAL METHOD
BASIN AREA C5 15 Q5 C100 1100 Q100
EXIST
A 60.60 0.15 0.80 7.3 0.50 1.50 45.5
DEVEL
A 60.60 0.21 1.66 21.1 0.53 3.10 99.6 )
Prepared by DIANE M HOUGHTALING 11/3/2003
Detention Storage Design 1997 Rainfall Data Generated: 11/3/2003
Location: APPALOOSA ACRES By DMH
Area(acres) 60.6
C-fact 0.53
Release(cfs) 7.3
k 0.99
Time(min) Time r3tStoraOe(ac-itl
5 300 9. 310.6 -3174 3 2188.1 91006.2 2.090
10 600 7.51 32.12 241.2 144723.7 4336.2 140387.5 3.223
15 900 6.34 32.12 203.6 183265.3 6504.3 176761.0 4.058
20 1200 5.34 32.12 171.5 205812.1 8672.4 197139.7 4.526
25 1500 4.74 32.12 152.2 228359.0 10840.5 217518.5 4.994
30 (.5hr) 1800 4.39 32.12 141.0 253796.4 13008.6 240787.8 5.528
40 2400 3.59 32.12 115.3 276728.7 17344.8 259383.9 5.955
50 3000 3.1 32.12 99.6 298697.4 21681 277016.4 6.360
60 (1hr) 3600 2.78 32.12 89.3 321436.9 26017.2 295419.7 6.783
70 4200 2.47 32.12 79.3 333192.1 30353.4 302838.7 6.953 VOL REQ'D
80 4800 2.16 32.12 69.4 332999.4, 34689.6 298309.8 6.849
100 6000 1.79 32.12 57.5 344947.3 43362 301585.3 6.924
120 (2hr) 7200 1.5 32.12 48.2 346874.4 52034.4 294840.0 6.770
150 (1.5hr) 9000 1.23 32.12 39.5 355546.3 65043 290503.3 6.670
180 (3hr) 10800 1.05 32.12 33.7 384218.1 78051.6 286166.5 6.570
240 (4hr) 14400 0.81 32.12 26.0 374624.4 104068.8 270555.6 6.212
300 (5hr) 18000 0.66 32.12 21.2 381561.8, 130086 251475.8 5.774
360 (6hr) 21600 0.57 32.12 18.3 _395436.8 156103.2 239333.6 5.495
480 (8hr) 25200 0.44 32.12 14.1 a 356124.4 182120.4 174004.0 3.995
1974 Rainfall Data
Area(acres) C-fact. Release(cfs)
60.6 0.53 7.3
Time (min) Time(sec' hit. (100, VA Flow(cfs Q(in)ft^3 Q(out)ft^3 Storaae(ft^3t
5 300 7.8 32.12 254.5 75156.1 2168.1 72988.0 1.676
10 600 6.12 32.12 196.6 117937.3 4336.2 113601.1 2.608
15 900 4.84 32.12 155.5 139908.0 6504.3 133401.7 3.063
20 1200 4.12 32.12 132.3 158791.4 8672.4 150119.0 3.447
25 1500 3.61 32.12 115.9 173919.0 10840.5 163078.5 3.744
30 1800 3.23 32.12 103.7 186734.1 13008.6 173725.5 3.989
40 2400 2.66 32.12 85.4 205041.3 17344.8 187696.5 4.310
50 3000 2.31 37.12 74.2 222577.7` 21881 ' 200896.7 4.613
60 3600 2.04 32.12 65.5 235874.6 26017.2 209857.4 4.818
80 4800 1.65 32.12 53.0 254374.6 34689.6 219685.0 5.044
100 6000 1.41 32.12 45.3 271718.34 43362 228366.3 5.243
120 7200 1.24 32.12 39.8 286749.5 52034.4 234715.1 5.389
10 Year 1997 IDF Curves
Time(min) Time t ,t_ Volume
r a. 8tOra t)
5 300 6.1 2.12 196.6 58968.6 2168.1 56800.5 1.304 1.304
10 600 4.75 32.12 152.6 91536.3 4336.2 87200.1 2.002
15 900 4.01 32.12 128.8 '115913.9 6504.3 109409.6 2.512
20 1200 3.38 32.12 108.6 130270.6 8672.4 121598.2 2.792
25 1500 3 32.12 98.4 144531.0 10840.5 133690.5 3.070
30 (1/2 hr) 1800 2.78 32.12 89.3 ,160718.5 13008.6 147709.9 3.391
40 2400 2.27 32.12 72.9 174978.9 17344.8 157634.1 3.619
50 3000 1.96 32.12 63.0 188853.8 21681 167172.8 3.838
60 (1hr) 3600 1.76 32.12 56.5 203499.6 26017.2 177482.4 4.075
80 4800 1.47 32.12 47.2 226624.6 34689.6 191935.0 4.407
100 6000 1.2 32.12 38.5 231249.6 43362 187887.6 4.314
120 (2hr) 7200 0.96 32.12 30.8 221999.6 52034.4 169965.2 3.902
150 (1 1/2 hr: 9000 0.78 32.12 25.1 225468.4 65043 160425.4 3.683
180 (3hr) 10800 0.67 32.12 21.5 32405.8 78051.6 154354.2 3.544
240 (4hr) 14400 0.53 32.12 17.0 245124.6 104068.8 141055.8 3.239
300 (5hr) 18000 0.43 32.12 13.8 248593.3 130086 118507.3 2.721
360 (6hr) 21600 0.37 32.12 11.9 256687.1 156103.2 100583.9 2.309
480 (8hr) 25200 0.29 32.12 9.3 234718.3 182120.4 52597.9 1.208
5 Year 1997 IDF Curves
— .,P fyr a y ,r" 8 I] sainti w*e. -.4...wwa. ..„„.....u, p Q-
Time(min) Tliga ≥mod- c4 " r 'Q"autf '8toeaast*3t8torage(ac- t)
5 300 5.19 32.12 166.7 50007.7 2168.1 47839.6 1.098
10 600 4.02 32.12 129.1 77468.6 4336.2 73132.4 1.679
15 900 3.4 32.12 109.2 98281.1 6504.3 91776.8 2.107
20 1200 2.86 32.12 91.9 110229.0 8672.4 101556.6 2.332
25 1500 2.54 32.12 81.6 122369.6 10840.5 111529.1 2.561
30 (1/2 hr) 1800 2.35 32.12 75.5 135859.1 13008.6 122850.5 2.821
40 2400 1.92 32.12 61.7 147999.7 17344.8 130654.9 3.000
50 3000 1.66 32.12 53.3 159947.6 21681 138266.6 3.175
60 (1hr) 3600 1.49 32.12 47.9 172281.0 26017.2 146263.8 3.358
80 4800 1.14 32.12 36.6 175749.7 34689.6 141060.1 3.239
100 6000 0.94 32.12 30.2 181145.5 43362 137783.5 3.164
120 (2hr) 7200 0.8 32.12 25.7 184999.7 52034.4 132965.3 3.053
v
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• ,
laDIANE M. HOUGHTALING
1119 12th Street.
Greeley, Colorado 80634
Peter Schei
Weld County Public Works
1111 H Street
Greeley, CO 80632
Dear Peter,
This site will include 22 single family homes and will generate 211 additional daily one-
way trips on the adjacent roadways(see Figure 2). This estimate is based on the ITE,
Trip Generation, 6 Edition, Land Use 210. In the morning peak hour an additional 17
one-way trips will be added and in the evening peak hour an additional 22 one-way trips
will be added.
One access point will serve this site. It is estimated that 98 percent of the traffic would
come from the west and 2 percent would come from the east. Based on these estimates
14 vehicles will turn left into the site during the evening peak hour and 12 vehicles will
turn right out of the site in the morning peak hour(See Figure 2). This volume warrants a
left turn lane but no right turn lanes on WCR 74 per the Colorado Department of
Transportation Access Code.
Using a design speed of 55 mph, there is insufficient distance between the intersection of
WCR 41 and the site entrance for the full redirect taper, deceleration and storage. We
understand the roadway will be down-graded to a collector in the near future. There is
sufficient distance for a design speed of 50 mph. In the interest of safety, we propose
providing the full deceleration and storage lengths of the 55 mph design speed and
shortening the redirect taper. This variance was based on the fact that cars can use the
deceleration lane taper width to stay on the road but cannot be expected to stop faster. In
addition this design allows for re-striping when the road is down-graded.
Full roadway plans for the widening of WCR 74 will be provided at the Final Plat stage.
If you have any questions, please call me at 378-7220.
Sincerely,
' 0.---te--(--.___..07/344
Diane M. Houghtaling, P.
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a DIANE M. HOUGHTALING CLIFFORD CUFF SITE PLAN
1119 12TH STREET 2001 FERN AVENUE SCALE: 1 =200' FIGURE
GREELEY, COLORADO, 80631 GREELEY, COLORADO, 80631 DATE: 10L.39/03
970-378-7220 FAX 970-378-7220 970-352-4478 DRANK BY: DDk4E-
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DIANE M. HOUGHTALING CLIFFORD CUFF TRAFFIC DISTRIBUTION
1119 12TH STREET 2001 FERN AVENUE SCALE: 1-=20C* FIGURE
GREELEY, COLORADO, 80631 GREELEY, COLORADO, 80631 DATE: 103V Ff/03
970-378-7220 FAX 970-378-7220 970-352-4478 DRAWN BY: DM L
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DIANE M. HOUGHTALING CLIFFORD CUFF WCR 74 yyIDENING
N 1119 12TH STREET 2001 FERN AVENUE SCALE: 1 =200 FIGURE
GREELEY, COLORADO, 80631 GREELEY, COLORADO, 80631 DATE: 10/30/03
970-378-7220 FAX 970-378-7220 970-352-4478 DRAWN BY: DEAF(
o CHECKED BY:
CONCEPTUAL DEVELOPMENT GIJ1DE
ARTICLE VI, CHAPTER 27 WELD COUNTY CODE
EIGHT COMPONENTS
COMPONENT ONE-ENVIRONMENTAL IMPACTS
1. Noise and vibration. We will not be creating any noise. Any construction
noise created would be similar to a farm tractor.
2. Smoke and dust. We will not be creating any smoke or dust.
3. Heat, light and glare. We will not be creating any of these.
4. Visual/aesthetic impact. We will be creating better visual and aesthetic views
than exists presently. We will be landscaping with trees and irrigated pasture
land.
5. Electrical interference. None.
6. Water pollution. We will create some runoff of storm water, but our detention
ponds will hold any additional water and pollutants. We do not anticipate any
pollutants will be created,other than what exist now.
7. Wastewater disposal. None
8. Wetland removal. None.
9. Erosion and sedimentation. If any, it will go to detention ponds where it can
be cleaned out as needed.
10. Excavating, filling and grading. As we build houses,we will excavate and fill
in accordance with Weld County's Building Dept requirements. Grading for
roads will be by a licensed contractor, who will be required to provide a water
truck for any dust problems. Some lots will need to be scraped of vegetation to
provide adequate building site. Scrapings will be spoiled over low areas and into
new berms, if needed,or hauled off site.
11. Drilling,ditching and dredging. None
12. Air pollution. None
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13. Solid Waste. We will be using septic systems for homes. We will design dual
leach field systems, which can not have trees, shrubs, or buildings placed on
them. This requirements will be in the covenants. Septic systems will meet Weld
County Health Dept. requirements.
14. Wildlife removal. None
15.Natural vegetation removal. None, other than road and home sites.
16. Radiation/radioactive material. None
17. Drinking water source. North Weld County Water District has agreed to
provide drinking water. See Lee Morrison's conditional approval(attached)of
water supply plan.
18. Traffic Impacts. See engineer's Traffic Report,which is attached.
COMPONENT TWO - SERVICE PROVISION IMPACTS.
1. Schools. Eaton School District will accept and bus children from and to
AAE,PUD (Appaloosa Acres Estates, Planned Unit Development). We are
providing a bus pickup and turn around within the PUD. This will eliminate any
dangerous situations on WCR 71. District's final approval of bus stop will be
submitted with Final submittal.
2. Law Enforcement. The Sheriff's Dept. has requested speed control measures
and sidewalks for this PUD. The street name is okay with Dept. We will provide
speed bumps or dips to slow traffic. We will not be providing sidewalks, since we
want to maintain a rural environment.
3. Fire Department. All streets meet Depts. requirements. They do not require an
emergency exit from Leola Way west to WCR 41. We have placed fire hydrants
at distances acceptable to Dept, including an extra one adjacent to the existing
homes to the west. This additional hydrant will provide needed fire protection for
these existing homes.
4. Ambulance. Ambulance service is for all of Weld County. They do prefer
paved roads to homes, which we are providing. The Eaton Fire Dept has
approved our PUD and the Ambulance Service follows the lead of the Fire
Departments. Ambulance service does want addresses that correspond to WCR
71, which we will provide when we submit Final Plat.
5. Transportation. With our entrance being WCR 71. which is paved and
designated an Arterial Road, we will be adding deceleration, acceleration and
turn lanes.
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The cost of which can not be determined until we know if Planning Staff approves
our design. We have enough room on the north side of WCR71 to accommodate
these improvements. At"Final"platting of PUD,we will provide a bank letter,
which will show the cost of improvements and an agreement from the bank
stating they will provide us money necessary to build all roads.
6. Traffic Impact. We have included a traffic impact analysis from Diane
Houghtaling, a licensed and professional engineer.
7. Storm drainage. If agreeable to the Staff, we have provided a preliminary
drainage plan,only, and not a Final Drainage Plan. We will provide a Final
Drainage plan when we submit our Final Plat. The expense of a Drainage Report
is significant and if this PUD is not approved at Zone Change,we will have spent
$1000s of dollars for naught. The storm water will drain to the south and proper
measures will be taken to provide adequate storm water drainage.
8. & 9. Utility Provisions. We have provided easements for water, electric, gas,
and telephone. North Weld Water District will be providing drinking water(see
attached letter); Atmos energy will be providing gas, by law,and electrical service
will be provided by Xcel Energy,bylaw;telephone service will be provided by
Qwest. No other utilities are needed. Atmos and Xcel has services in WCR 71
and WCR 41, and will provide a letter stating they will provide service, with Final
Plat.
10, Sewage disposal. Septic systems will used in PUD. Dual leach fields will be
shown on plat. Covenants will icstiict home owners from not placintbuildings or
plant trees or shrubs over fields. As needed, each lot will have soil's test done to
determine the tank and leach field requirements. Weld County Health Dept will
review each application for septic systems.
11. Structural Road Improvements Plan. WCR 71 will be widened to
accommodate accel, decel, and turn lanes. Road will be widen to County
specifications. There will not be any need for additional easements, since road
widening will be on our land or within easements.
COMPONENT THREE - LANDSCAPING ELEMENTS,
1. Landscape plan is included with this submittal. Provided by Alpine Gardens.
2. There will be a requirement within the covenants not allowing home owners to
plant trees over a certain height on the north side of their property. We wish to
provide environmental protection to each property owner, so renewable energy,
the sun, may be used for passive or active solar energy use by home owners.
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As you will see on the Landscape plan, buffering with the use of berms,trees, or
shrubs is limited. We want to maintain an"open feeling"for the homeowners,
and neighbors.This allows us to maintain the rural look as it is today.
At this time,the perimeter of the PUD will not have any fencing except what is
present now. We may in the Final Plat want to provide white, vinyl fencing on
the south side of the PUD. Costs prohibit this type of fence at this time.
3. The Home Owners Association will be required to provide maintenance of
landscaping,either by owners or by contracting out to a landscape company.
Since we will be using Xeriscape design for landscape,there will be little
requirement for watering of landscape. We will water trees and shrubs by drip
system every week or as needed. Dryland pasture grasses will be flood irrigated
from existing underground piping on the west side of property. Normal
maintenance of landscape will be done in accordance to Alpine Nursery's
recommendations. The Home Owners Association will be billed monthly for the
maintenance of the landscape.
4. An agreement for the landscaping will be submitted with Final Plat. At this
point in time,Alpine Gardens will be providing us the cost of the landscape plan,
so we don't know the expense for this conceptual zoning plan. We will be
planting"cool weather grass",trees and shrubs in the spring or fall of 2004.
5. There is adequate irrigation water to provide water for Xcerscaped Landscape.
We have two shares of Larimer and Weld,which have a average start date of
May 20 and an average end date of water on September 15. We will flood irrigate
from existing under ground pipes on west edge of property. Irrigation for the
pasture grass will be from the west to the east on the west side of the Open Space
and from north to south on the east side of the PUD. Trees and shrubs will be
irrigated by drip system.
COMPONENT FOUR- SITE DESIGN
1.Features Statement. The ground is flat and slopes to the southeast.No irrigation
ditches are on the property, since the irrigation water is piped under ground to the
northwest corner of property and runs south along west side of property. There is
an existing easement around the perimeter of the property for the use of the 18
property owners to the west and for the use by residents of AAE,PUD. We all
are responsible for the maintenance of this easement. Easement is shown on plat.
2. We believe the AAE,PUD zoning for this property meets the goals and policies
of Weld County for the following reasons.
A. We are providing Open Space of over 30 acres from the total 60 acre
parcel. This Open Space will be remain agricultural as it is now, pasture
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ground. We are providing a modern, integrated PUD,while developing
this agricultural property into it's highest and best use.
B. AAE,PUD will not increase Weld taxpayer's cost, since we are
developing the PUD according to Weld County's specifications. We will
generate significantly more tax revenue for Weld County residents from
our PUD than the property is presently as ag.
C. All home buyers will have to belong to the HOA and follow the
requirements. We will incorporate"Right to Farm" clause in all
documents home owners will receive and the recording plat.
D. We are being very creative in our lot design and with the homes. We
will integrate solar energy as an alternative source of heat. We wish to
create living that will provide an environmentally sound PUD, not only
for the residents of AAE,PUD, but to the 35 neighbors in immediate area.
E. We will maintain the existing topography.
3. We meet the PUD requirements by providing Open Space beyond the usual
requirements. We have one acre lots and over 30 acres of Open Space. This
equates to over 2.6 acres per residence. We are following Weld County guide
lines for the PUD. We have mitigated oil and gas drilling. We have provided for
irrigation of the Open Space with the use of existing irrigation piping and
including drip system for trees and shrubs. We will provide covenants, HOA
requirements, and the Open Space will be a special feature for those wanting to
ride horses, walk,or just relax in the open air. We will also provide lot and home
designs for the use of solar energy.
4. It is our understanding the 18 neighbors to the west already have a PUD.
With the 18 lots west of our PUD and 17 other residences within 1/2 mile of our
PUD we believe AAE,PUD is compatible with the area..
It is my understanding the 18 neighbors to the west were upset with the original
"Sketch Plan"of AAE,PUD due to the entrance off of WCR 41. We have
changed the entrance from WCR 41 to WCR 74. There will not be any traffic
from or to our PUD off of road 41. Additional dust will not be an issue. We are
providing them with a needed fire hydrant, at no cost to them. They will be able
to continue the use of the existing easement aroung our PUD.
5. AAE,PUD is not in a"flood plain"or the airport overlay. If a Geological
Hazard is present,we will require a soil's test for all needed septic systems and
comply with test's results. We will require"engineered foundations" for
basements or crawlspaces, as needed. We will require drains around the homes,
as needed. Also, sump pumps will be used as required.
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COMPONENT FIVE - COMMON OPEN SPACE USAGE,
1. Our 30acre,plus, Open Space will be an essential part of AAE,PUD. We
believe it will provide community and be an environmental sound asset not only
to the home owners but for Weld County. We want the Open Space to flow into
the surrounding neighbors and allow them the visual use of this open space. We
intend to do this by the following.
A. Open Space will be permanent and owned by the HOA.
B. The HOA and the covenants will be established before any sales occur.
C. Membership will be required and mandatory for each residence.
D. The HOA will be responsible for liability insurance,taxes and
maintenance of Open Space and or any other facilities that may be
incorporated.
E. The HOA will be empowered to levy assessments, which may become
a lien for any resident not paying there fair share of maintaining the Open
Space.
6. We recognize the importance of the HOA maintaining the Open Space. We
will include the necessary documents to the home owners concerning the County
Commissioners maintenance of the Open Space should the home owners allow
Open Space to become a nuisance. We will also inform,by document, any
expense County Commissioners incur to maintain Open Space if HOA doesn't,
will be billed to them.
7. We will be designating over 50%of AAE,PUD to Open Space.
8. AAE,PUD is not seeking less than 15%for Open Space.
COMPONENT SIX- SIGNAGE.
1. (C1.3,5). We will be placing a curved sign at the entrance of the PUD. This
sign will be 2'X8'X4'. The sign will be made of natural stone and metal. It will
be installed within the PUD and not on county road right-away. The sign will be a
intragal part of the PUD and meets all set back requirements. The entrance sign
will not cause glare nor can it be confused as a road sign. The sign will have a
cement footer for support. Any maintenance of sign will be expense of HOA.
Sign location is on the included plat.
2. (I), 1 to 4). The entrance sign will not have any moving or removable parts.
Nothing will be hung from the entrance sign. The sign will be built according to
the Uniform Building Code. The sign will not create any hazards to pedestrians or
traffic.
3. The only other signs within PUD roads will be County approved traffic signs.
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4. By covenants, no signs will allowed, except for real estate sale or lease, or
informational signs for products during construction. Home business signs, if
business allowed by the county,will have to be placed in front window. Outdoor
signs can not exceed 30"X30". Inside signs cannot accede 18"X18". No electric
signs will be allowed. The PUD's covenants well include all signage
requirements.
COMPONENT SEVEN -MUD IMPACT.
1. AAE,PUD is not within a MUD impact area.
COMPONENT EIGHT- INTERGOVERNMENTAL AGREEMENT IMPACTS.
1. We agree with the intergovernmental agreement coordination.
This completes the narrative concerning the"Eight Components".
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Report Date: 09/15/2003 10:49AM WELD COUNTY TREASURER Page: 1
STATEMENT OF TAXES DUE
^SCHEDULE NO: R7554899
ASSESSED TO:
WAKE LLLP
801 8 ST#220
GREELEY, CO 80631
LEGAL DESCRIPTION:
GA4R L15C GILBAUGHS APPALOOSA ACRES 4TH RPLT SITUS:WELD
PARCEL: 070933001026 SITUS ADD: WELD
TAX YEAR CHARGE TAX AMOUNT INTEREST FEES PAID TOTAL DUE
2002 TAX 208.12 0.00 0.00 208.12 0.00
TOTAL TAXES 0.00
GRAND TOTAL DUE GOOD THROUGH 09/15/2003 0.00
ORIGINAL TAX BILLING FOR 2002 TAX DISTRICT 0226 -
Authority Mill Levy Amount Values Actual Assessed
WELD COUNTY 20.056 48.14 AGRICULTUR 8,272 2,400
SCHOOL DIST RE2 46.678 112.03
NCW WATER 1.000 2.40 TOTAL 8,272 2,400
NWC WATER 0.000 0.00
EATON FIRE 9.000 21.60
AIMS JUNIOR COL 6.316 15.16
WELD LIBRARY 3.249 7.80
WEST GREELEY CONSERVATION 0.414 0.99
TAXES FOR 2002 86.713 208.12
ALL TAX LIEN SALE AMOUNTS ARE SUBJECT TO CHANGE DUE TO ENDORSEMENT OF CURRENT TAXES BY THE LIENHOLDER
OR TO ADVERTISING AND DISTRAINT WARRANT FEES. CHANGES MAY OCCUR AND THE TREASURER'S OFFICE WILL NEED TO BE
CONTACTED PRIOR TO REMITTANCE AFTER THE FOLLOWING DATES: PERSONAL PROPERTY AND MOBILE HOMES-AUGUST 1,
REAL PROPERTY-AUGUST 1. TAX LIEN SALE REDEMPTION AMOUNTS MUST BE PAID BY CASH OR CASHIERS CHECK.
P.O. Box 458
Greeley, CO 80632
(970) 353-3845 ext. 3290
WELD COUNTY TREASURER
Pursuant to the Weld County Subdivision Ordinance, the attached Statement(s) of Taxes
Due, issued by the Weld County Treasurer, are evidence that, as of this date, all property taxes,
special assessments and prior taxes liens currently due and payable connected with the parcel(s)
identified therein have been paid in full.
Signed — Date
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