HomeMy WebLinkAbout20041668.tiff RESOLUTION
RE: GRANT CHANGE OF ZONE #1032 FROM A (AGRICULTURAL) ZONE DISTRICT TO
PUD (PLANNED UNIT DEVELOPMENT) ZONE DISTRICT - UIV LAND, LLC, C/O
NOLAN ULMER
WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS,a public hearing was held on the 14th day of July, 2004, at 10:00 a.m.for the
purpose of hearing the application of UIV Land, LLC,do Nolan Ulmer 16529 Weld County Road 70,
Greeley,Colorado 80631,requesting a Change of Zone from the A(Agricultural)Zone District to the
PUD (Planned Unit Development) Zone District for nine (9) residential lots with E (Estate) Zone
uses, two (2) lots with A(Agricultural)Zone uses, and 13.63 acres of Common Open Space for a
parcel of land located on the following described real estate, to-wit:
Lot B of Amended Recorded Exemption#3340; being
part of the NW1/4 of Section 20, and part of the
SW1/4 of Section 17, all in Township 5 North, Range
67 West of the 6th P.M., Weld County, Colorado
WHEREAS, at the request of Planning Services staff, the Board deemed it advisable to
continue the matter to July 28, 2004, to allow adequate time for sign posting, and
WHEREAS, on July 28, 2004, due to the lack of a quorum, the matter could not be heard,
and
WHEREAS,on Monday,August 2,2004,during the next regularly scheduled Board meeting,
the Board of Commissioners called up the matter and continued the hearing to August 11,2004,as
previously arranged by the Clerk to the Board's Office with the applicant,when a full quorum of the
Board would be present, and
WHEREAS,on August 11,2004,the applicant was represented by Chris Pickett of Pickett
Engineering, Inc., 808 8th Street, Greeley, Colorado 80631, and
WHEREAS, Section 27-6-120 of the Weld County Code provides standards for review of
said Change of Zone, and
WHEREAS,the Board of County Commissioners heard all the testimony and statements
of those present,studied the request of the applicant and the recommendations of the Weld County
Planning Commission and, having been fully informed,finds that this request shall be approved for
the following reasons:
1. The applicant has complied with all the application requirements listed in
Section 27-5-30 of the Weld County Code.
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2. The request is in conformance with Section 27-6-120.D as follows:
a. Section 27-6-120.D.5.a -- The proposal is consistent with any
intergovernmental agreement in effect influencing the Planned Unit
Development and Chapter 19 (Coordinated Planning Agreements),
Chapter 22 (Comprehensive Plan), Chapter 23 (Zoning), Chapter 24
(Subdivision),and Chapter26(Mixed Use Development)of this Code. The
proposed site is not influenced by an Intergovernmental Agreement,and the
proposal is consistent with the aforementioned documents as follows:
1) Section 22-2-60.A(A.Goal 1)states,"Conserve agricultural land for
agricultural purposes which foster the economic health and
continuance of agriculture." Section 22-2-60.1.1 (A.Goal 9)indicates
that eighty(80)acres is considered the minimum lot size for a viable
farming operation. The subject parcel is 148.11 acres net in size and
is classified as "prime" and "prime if irrigated" farmland on the
Important Farmlands of Weld County Map. Historically,the subject
parcel has not been utilized for crop production. Given the lack of
viable soils, lack of irrigation water, the wetland swale through the
middle of the site, and shape of the parcel, the parcel is not
economically viable for agricultural production. Therefore, prime
farmland will not be removed from production.
2) Section 22-2-60.D(A.Goal 4)states, "Conversion of agricultural land
to residential, commercial, and industrial development will be
discouraged when the subject site is located outside of a
municipality's comprehensive plan area, urban growth boundary
area, or 1-25 Mixed Use Development area and urban development
nodes." The application proposes non-urban scale development as
defined by Section 27-2-140 of the Weld County Code,which defines
non-urban scale development as"...developments comprising of nine
(9)or fewer residential lots, located in a non-urban area as defined
in Chapter 22 of this Code, not adjacent to other PUDs,subdivisions,
municipal boundaries or urban growth corridors." This proposal
includes public water and consists of nine (9) PUD Estate zoned
residential lots,two non-buildable agricultural lots(Lot 8A and Lot 9A),
and 13.63 acres of open space. The proposed minimum lot size is
5.2 acres, with an overall density of 16.4 acres per septic system.
3) Section 22-2-60.C(A.Goal 3)states, "Provide a mechanism for the
division of land which is agriculturally zoned. The intent of this goal
should be to maintain and enhance the highest level of agricultural
productivity in Weld County." The proposed level of development is
non-urban as defined in Section 27-2-140 of the Weld County Code.
The addition of nine (9) PUD Estate zoned residential lots will have
minimal impact on the local service providers.
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4) Section 22-2-110.C (UGB.Goal 3) states, "The County and
municipalities should coordinate land use planning in urban growth
boundary areas, including development policies and standards,
zoning, street and highway construction, open space, public
infrastructure and other matters affecting orderly development." This
proposal is located inside of the City of Greeley Long Range
Expected Growth Area, yet outside of the City of Greeley's Urban
Growth Area. The Town of Johnstown and Larimer County have
indicated no conflict with their interests.
5) Section 22-2-190.6.3 (R.Policy 2.3) states, "New residential
development should demonstrate compatibility with existing
surrounding land use in terms of general use,building height,scale,
density, traffic, dust and noise." The proposed PUD takes into
consideration the surrounding properties, as well as the site
advantages. The site is designed with a perimeter buffer around all
lots separating the residential lots from Weld County Road 15 and
the Greeley and Loveland Canal. Weld County's Right to Farm
statement,as stated in Appendix 22-E of the Weld County Code,will
be required to be placed on the plat. Additionally,the applicant shall
place the oil and gas drill envelopes on all plats.
6) Section 22-2-210.D.2 (PUD.Policy 4.2) states, "A Planned Unit
Development which includes a residential use should provide
common open space free of buildings,streets,driveways or parking
areas. The common open space should be designed and located to
be easily accessible to all the residents of the project and usable for
open space and recreation...." This proposal includes approximately
thirty-three (33) percent open space. Further, the landscape
treatment will focus on the retention of the established native plant
species,the wetland swale,and the agricultural parcels that may be
farmed. Every effort is made to retain the native grasses and drought
tolerant vegetation in an effort to conserve available water.
7) Section 22-3-50.6(P.Goal 2)states,"Require adequate facilities and
services to assure the health, safety, and general welfare of the
present and future residents of the County." The proposed PUD will
be serviced by the Little Thompson Water District for potable water
and fire protection requirements. Individual Sewage Disposal
Systems will handle the effluent flow.
b. Section 27-6-120.D.5.b --The uses which will be allowed in the proposed
PUD will conform with the Performance Standards of the PUD Zone District
contained in Chapter 27, Article II, of the Weld County Code, with one
exception,the minimum residential structure size is 2,000 square feet,and
maximum residential structure size is 4,800 square feet. Aside from this
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modification to the bulk standards, the applicant has met the twenty
Performance Standards as delineated in Section 27-2-10 regarding access,
buffering and screening, bulk requirements, circulation, etcetera. The
Conditions of Approval and Development Standards ensure compliance with
Sections 27-2-20 through 27-2-210 of the Weld County Code.
c. Section 27-6-120.D.5.c -- The uses which will be permitted will be
compatible with the existing or future development of the surrounding area
as permitted by the existing Zoning, and with the future development as
projected by Chapter 22 of the Weld County Code or master plans of
affected municipalities. The proposed site is not influenced by an
Intergovernmental Agreement. In a letter,dated February 20,2004,the City
of Greeley stated that the proposal is within its Long Range Expected Growth
Area, yet outside of its Urban Growth Area. The City recommended denial
of the Planned Unit Development as it does not comply with the City's 2020
Comprehensive Plan. The Town of Johnstown and Larimer County both
indicated no conflict with their interests.
d. Section 27-6-120.D.5.d -- The PUD Zone District shall be serviced by an
adequate water supply and sewage disposal system in compliance with the
Performance Standards in Chapter 27,Article II, of the Weld County Code.
The Little Thompson Water District has indicated its ability and willingness
to service this application. The Office of the State Engineer, in a letter dated
February 23, 2004, stated the Little Thompson Water District will provide
water for the residential lots. The District has agreed to serve the proposed
site and a copy of an approved "Agreement for Water Main Extension" has
been submitted. Sewage disposal will be provided by Individual Sewage
Disposal Systems. The geotechnical report from Northern Colorado
Geotech, dated September 13, 2002, and submitted with the Sketch Plan
application, indicates that most,if not all,lots will be suitable for conventional
septic systems. Percolation rates were found to be in the fair range and
shallow groundwater was found in boring #2 at 6.8 feet. The property
contains two larger ditches,small runoff ditches,and a marshy pond area in
the open space. There should be no problem locating septic systems on the
lots that meet all setback requirements because of the size of each lot and,
therefore,the Department of Public Health and Environment will not require
primary and secondary envelopes to be located on each lot. The site is
within the one-mile buffer area for the 2004 West Nile Virus abatement area.
Because of the marshy pond area (per the drainage report the pond is
described as permanent; a discharge pipe is above the bottom of the pond)
the Department of Public Health and Environment recommends the
development consider a mosquito abatement plan should it become
necessary in the future.
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e. Section 27-6-120.D.5.e--Street or highway facilities providing access to the
property are adequate in functional classification, width, and structural
capacity to meet the traffic requirements of the uses of the proposed PUD
Zone District. The Department of Public Works has reviewed the proposal
and has determined that the internal roadway exceeds the County's
maximum block length of 1,500-feet permitted by Section 24-7-40-E of the
Weld County Code.The applicant has addressed the excessive length of the
internal roadway with two additional turn arounds and an emergency access
proposed along the Farmers Irrigation Ditch. The Department of Public
Works finds no design geometry conflicts. Further, Weld County Road 15
is classified by the County as an arterial road and requires a 110-foot
right-of-way. The applicant shall verify 55-feet of right-of-way, and the
documents creating the right-of-way shall be noted on the Change of Zone
plat. A 30-foot right-of-way exists on the applicant's side of the section line.
An additional 25-foot right-of-way must be dedicated on the Change of Zone
plat to complete the 55-foot right-of-way required for Weld County Road 15
on the applicant's side of the section line. The ancillary right-of-way
reservation does not appear to influence the development in a detrimental
manner. Weld County Road 56 right-of-way passes through this
development along a section line; however, the roadway does not exist.
Weld County Road 56 is classified by the County as a local road and
requires a 60-foot right-of-way. The applicant has proposed to vacate
right-of-way within the development. The Department of Public Works is in
agreement with this proposed vacation.
f. Section 27-6-120.D.5.f--The Conditions of Approval will ensure compliance
with Chapter 24,Article VII, and Sections 24-9-10 and 24-9-20 of the Weld
County Code. The Weld County Departments of Public Works and Planning
Services will require an Improvements Agreement for improvements to
Stillwater Acres Drive and all on-site improvements.
g. Section 27-6-120.D.5.g --There has been compliance with the applicable
requirements contained in Chapter 23 regarding overlay districts,
commercial mineral deposits, and soil conditions on the subject site. The
Colorado Geological Survey, in its referral letter dated February 21, 2004,
identified a concern with subsurface groundwater. Below-grade construction
should include foundation drains that discharge by gravity to prevent the
build-up of subsurface water near foundation components and potential
seepage into crawlspaces and basements. The standard three (3) foot
separation ground floor and groundwater is a prudent practice. The Weld
County Department of Public Works stated that the submitted Drainage Plan,
dated October2003, by Pickett Engineering, Inc.,is acceptable. The report,
although acceptable,will require the resolving of some minor issues and the
submission of additional documentation as outlined in the memorandum
dated February 25,2004. In the referral response dated March 8,2004,the
Department of Building Inspection is requiring engineered foundations for
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each structure. The applicant does not have an agreement with the mineral
interests associated with this property;however,the applicant has delineated
drilling envelopes per State stature on all sheets associated with this
application. Based on the drilling envelope locations,the building envelopes
are outside of the two-hundred-foot radius for oil and gas setbacks.
h. Section 27-6-120.D.5.h-The submitted Specific Development Guide does
accurately reflect the Performance Standards and allowed uses described
in the proposed Zone District, as described previously. The applicant is
requesting that the Final Plan be administratively reviewed. The Department
of Planning Services and the Board of County Commissioners concur with
this request.
NOW,THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County,Colorado,that the application of UIV Land, LLC,c/o Nolan Ulmer for a Change of Zone from
the A(Agricultural)Zone District to the PUD(Planned Unit Development)Zone District for nine(9)
residential lots with E (Estate)Zone uses, two (2) lots with A(Agricultural)Zone uses, and 13.63
acres of Common Open Space on the above referenced parcel of land be, and hereby is, granted
subject to the following conditions:
1. The Change of Zone plat map shall be submitted to the Department of Planning
Services for recording within thirty (30) days of approval by the Board of County
Commissioners.
2. Prior to recording the Change of Zone plat:
A. Amended Recorded Exemption#310, (AmRE-3310),shall be submitted to
the Department of Planning Services for recording and the applicant shall
submit the appropriate fees to cover this action.
B. The plat shall be amended to include the following:
1) All pages of the plat shall be labeled PZ-1032.
2) The Change of Zone plat sheets shall be renumbered in successive
order with sheet total given.
3) The Change of Zone plat shall meet all requirements of
Section 27-9-20 of the Weld County Code.
4) The cul-de-sac edge of pavement radius must be shown as a 50-foot
minimum.
5) Weld County's"Right to Farm", as provided in Appendix 22-E of the
Weld County Code, shall be placed on any recorded plat.
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6) The Drill Envelopes for future oil and gas drilling shall be delineated
on all sheets of this Change of Zone application.
C. The applicant shall submit a proposed estimate for time of construction of
the PUD.
D. The applicant shall address the requirements of the Johnstown Fire
Protection District as stated in its Sketch Plan referral, dated February 19,
2003. The applicant shall supply the Department of Planning Services with
written acceptance from the Johnstown Fire Protection District.
E. The applicant shall provide written evidence of acceptance of the Change of
Zone plat and the notes to be placed on the Change of Zone plat from the
Reorganized Farmers Ditch Company, do Randolph W. Staff, P.C.
F. The Change of Zone is conditional upon the following and that each shall be
placed on the Change of Zone plat as notes prior to recording:
1) The Change of Zone from the A (Agricultural) Zone District to the
PUD (Planned Unit Development) Zone District is for nine (9)
residential lots with E (Estate) Zone uses, and two (2) lots with
A(Agricultural)Zone uses(Lots 8A and 9A),except for the minimum
square footage for residential structures, as indicated in the
application materials on file and subject to, and governed by, the
Conditions of Approval stated hereon and all applicable Weld County
regulations. Noncompliance with any of the foregoing Conditions of
Approval may be reason for revocation of the Permit by the Board of
County Commissioners.
2) Water service shall be obtained from the Little Thompson Water
District.
3) This Planned Unit Development is in rural Weld County and is not
served by a municipal sanitary sewer system. Sewage disposal
shall be by septic systems designed in accordance with the
regulations of the Colorado Department of Public Health and
Environment, Water Quality Control Division, and the Weld County
Code in effect at the time of construction, repair, replacement, or
modification of the system.
4) If required,the applicant shall obtain a Stormwater Discharge Permit
from the Water Quality Control Division of the Colorado Department
of Public Health and Environment. Silt fences shall be maintained on
the down gradient portion of the site during all parts of the
construction phase of the project.
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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 Department of Public Health and Environment, 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 five
(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 six (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) The Reorganized Farmers Ditch Company and the Greeley and
Loveland Canal has the authority to cut and remove trees within the
right-of-way for the Reorganized Farmers Ditch Company, and will
at an appropriate time, remove any and all such trees.
9) No fence shall be placed within the right-of-way, and particularly
across the ditch right-of-way. Any approved fences along the ditch
easement must be fireproof and stock-proof to prevent damage by
cleaning of the ditch by burning and by humans, livestock,and other
sources to the ditch.
10) The Reorganized Farmers Ditch Company and the Greeley and
Loveland Canal have no plans to alter its operation to correct the
issue of subsurface waters that arise due to water flowing within the
ditch system.
11) Property owners will be required to maintain the existing irrigation and
drainage patterns to maintain the quality of the water in the ditch.
12) Property owners shall acknowledge that no livestock watering,
swimming, tubing, canoeing or other use of the ditch is allowed.
13) Property owners shall acknowledge that no dumping of refuse
including, but not limited to, household garbage, waste materials,
grass clippings, tree and shrub prunings, motor oil, chemicals,
pesticides, or herbicides into the ditch is allowed.
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14) Property owners shall acknowledge that pumps for lawn or other
irrigation are not allowed from the ditch.
15) Property owners shall acknowledge that no use of the ditch
easement for hiking,biking, horseback,motorcycle,off road vehicles
or other motorized or non-motorized vehicle shall be allowed.
16) A Homeowners'Association shall be established prior to the sale of
any lot. Membership in the Association is mandatory for each parcel
owner. The Association is responsible for liability insurance, taxes
and maintenance of open space, streets, private utilities, and other
facilities. Open space restrictions are permanent.
17) Potential purchasers are hereby notified that a confined animal
feeding operation for 2,850 head of cattle is located directly
west-southwest of the intersection of Weld County Roads 15 and 56.
Off-site impacts that may be encountered include noise from trucks,
tractors and equipment; dust from animal pens; and odors from
animal confinement, silage, and manure.
18) Installation of utilities shall comply with Section 24-9-10 of the Weld
County Code.
19) All signs, including entrance signs, shall require Building Permits.
Signs shall adhere to Section 23-4-80 of the Weld County Code.
These requirements shall apply to all temporary and permanent
signs.
20) No development activity shall commence on the property, nor shall
any Building Permits be issued, until the Final Plan has been
approved and recorded.
21) A separate Building Permit shall be obtained prior to the construction
of any building. Structures such as bus stop shelters and entrance
gates, if provided, require Building Permits.
22) A plan review is required for each building. 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.
23) Buildings shall conform to the requirements of the various codes
adopted at the time of permit application. Currently, the following
have been adopted by Weld County. 2003 International Residential
Code; 2003 International Mechanical Code; 2003 International
Plumbing Code;2002 National Electric Code,and Chapter 29 of the
Weld County Code.
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24) Each building will require an engineered foundation based on a
site-specific geotechnical report or an open hole inspection
performed be a Colorado registered engineer. Engineered
foundations shall be designed by a Colorado registered engineer.
25) Building height,setbacks,and offset distance shall be determined by
the Weld County Code. Separation of buildings of mixed occupancy
classifications shall be in accordance with Section R309.2 of the
International Residential Code.
26) Building height shall be measured in accordance with the 2003
International Residential 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. All property pins shall be staked prior to the first site
inspection. Approved building and foundation plans shall be on the
site and available to inspectors for each inspection.
27) All buildings or structures shall maintain distances from the property
lines and adjacent structures as outlined in Section 29-3-160 of the
Weld County Code.
28) Complete drawings shall be submitted for review by the Johnstown
Fire Protection District.
29) At the time an application is accepted for a Building Permit, a plan
review will be done. A complete review of the building or structure by
the Weld County Department of Building Inspection or the Johnstown
Fire Protection District may reveal other building issues or areas
needing attention.
30) Lots 4 and 5 may not meet all applicable setbacks for Oil and Gas
exploration. Should this be the case, two standards will apply:
1)Should the residence be constructed prior to the well being drilled,
the well location will conform to the Oil and Gas Commission
setbacks;2) Should the well be drilled prior to the construction of the
residence and the residence not meet setbacks,the property owner
will be required to apply for a variance to the oil and gas setbacks
through the Board of Adjustment.
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31) The property owner shall be responsible for complying with the
Performance Standards of Chapter 27,Articles II and VIII,of the Weld
County Code.
32) Personnel from Weld County Government shall be granted access
onto the property at any reasonable time in order to ensure the
activities carried out on the property comply with the Development
Standards stated herein and all applicable Weld County regulations.
33) The applicant shall comply with Section 27-8-50 Weld County Code,
as follows: Failure to submit a Planned Unit Development Final Plan
-If a PUD Final Plan application is not submitted within two(2)years
of the date of the approval of the PUD Zone District, the Board of
County Commissioners shall require the landowner to appear before
it and present evidence substantiating that the PUD project has not
been abandoned and that the applicant possesses the willingness
and ability to continue with the submission of the PUD Final Plan.
The Board may extend the date for the submission of the PUD Final
Plan application and shall annually require the applicant to
demonstrate that the PUD has not been abandoned. If the Board
determines that conditions or statements made supporting the
original approval of the PUD Zone District have changed or that the
landowner cannot implement the PUD Final Plan, the Board of
County Commissioners may, at a public hearing, revoke the PUD
Zone District and order the recorded PUD Zone District reverted to
the original Zone District.
34) The PUD Final Plan shall comply with all regulations and
requirements of Section 27 of the Weld County Code.
35) The site shall maintain compliance, at all times, with the
requirements of the Weld County Departments of Public Works,
Public Health and Environment, Building Inspection, and Planning
Services, and adopted Weld County Code and policies.
3. At the time of Final Plan submission:
A. The applicant shall provide a pavement design prepared by a professional
engineer.
B. Roadway and grading plans along with construction details will be required.
C. Easements shall be shown on the final plat in accordance with County
standards and/or Utility Board recommendations.
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D. The final drainage report should include a comparison of the existing and
developed storm conditions in the write-up, and thereby denying or
confirming detention requirements. This may be covered best in a
conclusions/results paragraph and would be greatly appreciated.
E. A final Drainage Report stamped, signed, and dated by a professional
engineer licensed in the State of Colorado shall be submitted with the Final
Plan 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.
F. 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.
G. Final drainage construction plans,conforming to the Drainage Report,shall
be submitted with the Final Plan application.
H. The applicant shall submit an On-site (Private) Improvements Agreement
that addresses all improvements associated with this development, per
compliance with Section 24-9-10 of the Weld County Code.
The applicant shall submit evidence to the Department of Planning Services
that approval was received from the Department of Public Works of an
Improvements Agreement Regarding Collateral for the transportation portion
of the PUD.
J. Service provision impacts for ambulance services shall be addressed as
required by Section 27-6-50.6.4 of the Weld County Code.
K. The applicant shall submit a Landscape Plan in accordance with
Section 27-2-100 of the Weld County Code.
L. The applicant shall contact Johnstown-Milliken School District RE-5J to
finalize a bus pick-up and drop-off location,including the bus shelter location.
M. The applicant shall contact the postal authority for this area to finalize the
location of the mailbox pedestal location.
N. The applicant shall submit a time frame for construction in accordance to
Section 27-2-200 of the Weld County Code.
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O. The applicant shall submit evidence to the Weld County Department of
Planning Services with the Final Plan application that all proposed street
names and lot addresses have been submitted to the Johnstown Fire
Protection District, the Weld County Sheriffs Office, the Weld County
Paramedic Service, and the Post Office for review and approval. The final
plat shall indicate an approved street name.
P. The applicant shall submit a set of sign standards as required by
Section 27-6-90.E.1 of the Weld County Code for review and approval.
Q. Easements shall be shown on the final plat in accordance with
Section 24-7-60 of the Weld County Code and Utility Board
recommendations.
R. The applicant shall submit three (3) copies of the Bylaws and Articles of
Incorporation for the Homeowners' Association for review and approval.
S. The applicant shall submit written evidence to the Department of Planning
Services outlining the steps taken to address the concerns and requirements
of the Colorado Division of Wildlife, as stated in its referral received
March 19, 2004.
T. Should the applicant not have an agreement with the mineral interests
associated with this property, the applicant shall delineate all applicable
drilling envelopes, per State Stature, on all sheets associated with this
application.
U. The applicant shall submit a digital file of all drawings associated with the
Final Plan application. Acceptable CAD formats are .dwg, .dxf, and .dgn
(Microstation); acceptable GIS formats are .shp (Shape Files), Arclnfo
Coverages and Arclnfo Export files format type is.e00. The preferred format
for Images is .tif (Group 4) ... (Group 6 is not acceptable).
4. Prior to the release of any Building Permits:
A. Stop signs and street name signs will be required at all intersections.
2004-1668
PL1726
CHANGE OF ZONE #1032 FROM A (AGRICULTURAL) TO PUD - UIV LAND, LLC, C/O NOLAN
ULMER
PAGE 14
The above and foregoing Resolution was,on motion duly made and seconded,adopted by
the following vote on the 11th day of August, A.D., 2004.
BOARD OF COUNTY COMMISSIONERS
W CO NTY, COLORADO
ATTEST: fialLif & NO
Robert D. Masden, Chair
Weld County Clerk to the Board
William H. erke, Pro-Tern lterk to the Boar•
M. 'le
286!
' ..
TO
Davi . Long
t orne
Glenn Vaad
Date of signature: 11.Oy'27
2004-1668
PL1726
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