HomeMy WebLinkAbout20042089.tiff Weld County Planning i; .
GREELFs Otririci
MEMORANDUM APR
ID
TO: Sheri Lockman, Planner DATE: 13-April-2004
WI O FROM: Peter Schei, P.E., Civi eer, Public Works Department
C.
COLORADO SUBJECT: PZ-604 Antelope tate UD 2(Zone Change).doc
Weld County Public Works Department has reviewed this change of zone request. Comments made during this phase
of the subdivision process may not be all-inclusive, as other concerns or issues may arise during the remaining
application process.
Comments
❑ This memorandum follows Public Works previous memorandum dated 23-October-2003, and accounts for additional
traffic of the lot added to the proposed subdivision.
External Roadways:
❑ This 6-lot development will introduce approximately 57-trips-per-day additional vehicle trips to the roadway system.
This increased level of traffic on unpaved roads creates fugitive dust and surface maintenance problems. The
applicant shall enter into an agreement with the County to proportionately share the cost of improving CR 17. The
cost will be based on a proportion of the traffic generated by the development to existing traffic. The applicant shall
submit a proposed off-site agreement with the final plan application.
Recommendation
❑ The Public Works Department recommends approval of this change of zone.
The applicant shall address the comments listed above at the specific step of the review process stated. The review
process will continue only when all appropriate elements have been submitted. Issues of concern must be resolved
with the Public Works Department prior to recording the change of zone and final plats.
• PC: PZ-604 Antelope Estates PUt) 2(Zone Change).doe
�-.- Email& Original: Planner
PC by Post: Applicant
PC by Post: Engineer EXHIBIT
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2004-2089
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MEMORANDUM
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W� ' TO: Sheri Lockman, Planner n S DATE: 23-October-2003
�• FROM: Peter Schei, P.E.,Cy eer, Public Works Department
COLORADO SUBJECT: PZ-604 Antelope dt es PUD (Zone Change)
Weld County Public Works Department has reviewed this change of zone request. Comments made during this phase
of the subdivision process may not be all-inclusive, as other concerns or issues may arise during the remaining
application process.
Comments
External Roadways:
❑ CR 17 is classified by the County as a local road and requires a 60-foot right-of-way. The applicant shall verify the
existing right-of-way and the documents creating the right-of-way shall be noted on the change of zone plat. If the
right-of-way cannot be verified, it will be dedicated on the final plat. CR 17 is graveled.
❑ CR 102 is classified by the County as a local road and requires a 60-foot right-of-way. The applicant shall verify the
existing right-of-way and the documents creating the right-of-way shall be noted on the change of zone plat. If the
right-of-way cannot be verified, it will be dedicated on the final plat. CR 102 is graveled.
❑ This 5-lot development will introduce approximately 48-trips-per-day additional vehicle trips to the roadway system.
This increased level of traffic on unpaved roads creates fugitive dust and surface maintenance problems. The
applicant shall enter into an agreement with the County to proportionately share the cost of improving CR 17. The
cost will be based on a proportion of the traffic generated by the development to existing traffic. The applicant shall
submit a proposed off-site agreement with the final plan application.
o A traffic study is not currently required, based on the proposal of limited development and anticipated traffic impact
on surrounding roads.
Internal Roadways:
❑ County Code requires developments to pave internal roadways.
o The applicant states in their letter dated June 27, 2003, "We discussed this with Drew Scheltinga of the Weld County
Engineering Department and he concurred that a gravel road was adequate for the vicinity." Currently, CODE
requires the Director of Public Works to approve any waiver for paving and the applicant will be held to this standard.
Previously, the Director of Planning was entitled to grant a waiver for paving within the CODE. There is no record in
the Public Works Department of Mr. Scheltinga waiving paving with-respect-to this development.
❑ 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 12-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. The applicant must resubmit the change of zone
plat with an appropriate cross-section shown.
o Intersection sight distance triangles at development entrances shall be shown on the resubmitted change of zone plat.
All landscaping within the triangles must be less than 31/2 feet in height at maturity, and noted on the final roadway
plans.
❑ Easements shall be shown on the final plat in accordance with County standards (Sec.24-7-60) and/ or Utility Board
recommendations. The easements shown appear correct.
▪ The applicant shall provide a pavement design prepared by a professional engineer along with the final plan submittal.
Page 1 oft M_„�
❑ The applicant shall submit to Public Works stamped, signed and dated final prat drawings and roadway/construction
& grading plan drawings for review (with the final application) and approval. Construction details must be included.
This is consistent with County Code: Sec. 24-3-50, "The minor subdivision final plat submitted shall contain the
original signatures and seals of all parties required."
J The applicant shall submit an Improvements Agreement According to Policy Regarding Collateral For Improvements
(Public Road Maintenance) with the final plan application. This agreement must be reviewed by Public Works and
shall be approved by the BOCC prior to recording the final plat.
Drainage:
❑ The Final Drainage Report for Antelope Estates PUD, dated June 25,2003, by Northern Engineering Services, Inc. in
its initial form is acceptable. The report assumed a graveled interior roadway. Should the applicant's request for a
paving waiver be denied, a revised final drainage report will be required with the final plat application materials.
❑ The applicant shall prepare a construction detail for typical lot grading with respect to drainage for the final
application. Front, rear and side slopes around building envelopes must be addressed. In addition, drainage for rear
and side lot line swales shall be considered. Building envelopes must be planned to avoid storm water flows, while
taking into account adjacent drainage mitigation.
❑ Final drainage construction and erosion control plans (conforming to the drainage report) stamped, signed and dated
by a professional engineer licensed in the State of Colorado shall be submitted with the final plan application.
Recommendation
❑ The Public Works Department recommends approval of this change of zone.
The applicant shall address the comments listed above at the specific step of the review process stated. The review
process will continue only when all appropriate elements have been submitted. Issues of concern must be resolved
with the Public Works Department prior to recording the change of zone and final plats.
PC': PZ-604 Antelope Estates MID(Zone Change)
Email & Original: Planner ;,;,,.kt-..�-t
PC by Post: Applicant
PC'by Post: Engineer r,t,"K. t tn.k Sr`V77
Page 2 of 2
MEMORANDUM
To: Sheri Lockma
From: David Tuttle
Date: October 27, 2003
Subject: PZ-604
The sheriffs office recommends the following improvements for this housing sub-
division:
1. The sheriffs office requests that builders and developers designate an area by
the entrance of the sub-division in which to place a shelter for school children
awaiting the school bus. This area should also include a pull off for the school
bus which enables it to safely load and unload children out of the roadway in
the event the bus is unable to drive down the street due to road conditions.
2. Either a mail distribution within the sub-division or a central drop off location
within the sub-division should be developed so that residents do not have to
cross a county roadway to obtain their mail.
3. The name of the street within the sub-division should be presented to the
sheriffs office for approval. This will eliminate duplication of street names
within the county. .
4. A permanent sign should be placed at the entrances to the sub-division
detailing the name of the sub-division, and address. There should be a plan
developed to maintain this sign.
5. If the roadways within this sub-division are not maintained or adopted by the
county, individuals purchasing property in this sub-division should be notified
that the sheriffs office will have limited traffic enforcement powers.
6. A plan should be developed to maintain roadways within the sub-division
especially during inclement weather conditions for emergency vehicles.
7. The sheriffs office is very supportive of homeowner funded homeowners
associations. These associations provide a contact for the sheriffs office and
a means for maintaining common areas.
8. The plans for this sub-division show roadway with no sidewalks. The
sheriff's office requests that sidewalks be provided.
The Sheriff's Office lacks the ability to absorb any additional service demand without the
resources recommended in the multi-year plan provided to the Board of County
Commissioners or as indicated by growth not considered at the time the plan was
developed. I have no other comments on this proposal.
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER of co
vision of Water Resources Weld County Planning Department � °.p
Department of Natural Resources GREELEY OFFICE o-T (- ,l ts
1313 Sherman Street, Room 818 **4 Z")*'
Denver, Colorado 80203 May 2O, 2004 MAY 2 ' 2004 :8,,6 '
Phone(303)866-3581
FAX(303) 866-3589 RECEIVED Bill
Owens
www.watecstate.co.us Governor
Russell George
Executive Director
Hal D
Mr. Sheri Lockman State Engineer nee PE.
Weld County Planning Department
1555 N 17th Avenue
Greeley, Co 80631
Re: Antelope Estates PUD
Case No. PZ-604
NE1/4 of Sec. 29, T9N, R67W, 6th P.M.
Water Division 1, Water District 3
Dear Mr. Lockman:
We have reviewed additional information received on May 12, 2004 from Mr.
Michael Chalona from Land Images, Inc. on the above referenced proposal to subdivide
a 121.44-acre parcel into six residential lots. Although we have not received a formal
request by the county to review this additional information, in an effort to assist the
county the State Engineer's Office offers the following comments.
In our latest letter to the county dated April 6, 2004 we indicated that a water
court approved plan for augmentation is required for Antelope Estates PUD and
pursuant to Section 30-28-136(1)(h)(I), C.R.S. the proposed water supply will cause
material injury to decreed water rights and is inadequate.
In a letter dated May 11, 2004, Mr. Michael Chalona clarified that Antelope
Estates PUD is being created pursuant to Weld County's Rural Land Use process and
meets the requirements of a cluster development. According to Section 30-28-402
C.R.S., a cluster development requires that at least two-thirds of the total area of the
subject tract be reserved as open space. For Antelope Estates PUD, 80.96 acres of
the 121.44 acres would be required to be reserved as open space. According to this
statute, if this requirement is met, 6 lots (3 lots plus 3 bonus lots) could be developed
on the remaining acreage. In accordance with Section 30-28-404, C.R.S. the State
Engineer's Office could then evaluate well permits for individual on-lot wells, which
would be permitted to withdraw 0.5 acre-feet annually to serve one single-family
dwelling per lot. In addition to the single-family dwelling, the well could be used for lawn
and garden irrigation and domestic animals watering consistent with the amount of
water approved.
Weld County Planning Department Page 2
Antelope Estates PUD
Furthermore, Section 37-92-602(3)(b)(II)(A) C.R.S., states that if a permit is
sought by a user for a well to "be the only well on a cluster development lot, serving one
single-family residence where the ratio of water usage in a cluster development does
not exceed one acre-foot of annual withdrawals for each thirty-five acres within the
cluster development"...`there shall be a presumption that there will not be material
injury". Within the 121.41 acres, there could be no more than three tracts of 35 acres.
To preserve the statutory presumption of no material injury, the usage will be limited to
3 acre-feet and if there are six lots, there would be 0.5 acre-foot per lot available (3
acre-feet/6 lots = 0.5 acre-foot per lot). Based on this approach, the existing well permit
nos. 244991, 244992 and 254371 previously proposed to supply this development
could be canceled and six new well permits may be issued in accordance with the
provisions of subparagraph (II) of Section 37-92-602 C.R.S., to withdraw 0.5 acre-feet
annually. However, the Division of Water Resources cannot guarantee issuance of any
well permit, prior to a completed review of an application.
If the county approves this development, please ensure you notify this office of
your approval within the statutory requirement of ten days, and provide a copy of the
plan, with a detailed plat map of the development so we can plot the development on
our maps and include the information in our files.
Should you have any questions in this matter, please contact loana Comaniciu of
this office.
r
S' cer/GG
ioi
William H. Fron ak, Esq., P.E.
Chief of Water Supply
cc: Jim Hall, Division Engineer
Water Supply Branch
Subdivision File
WHF/IC/Antelope Estates PUD (cluster development)
STATE OF COLORADO
„OFFICE OF THE STATE ENGINEER of �o 0
vision of Water Resources &; .p
Department of Natural Resources r, 'o
1313 Sherman Street, Room 818 2x>-
Denver, Colorado 80203 April 6, 2004
Phone(303)866-3581 Weld County Planning Dzpzrtms'i
FAX(303)866-3589
GREELEY OFFICE Bill Owens
www.water.state.co.us 8 Governor
APR U 2004 Russell George
Executive Director
Mr. Sheri LockmanRECEIVE-.ED State Engineer
Hal D.Simpson,P.E.
Weld County Planning Department
1555 N 17th Avenue
Greeley, Co 80631
Re: Antelope Estates PUD
Case No. PZ-604
NE1/4 of Sec. 29, T9N, R67W, 6th P.M.
Water Division 1, Water District 3
Dear Mr. Lockman:
We have reviewed the above referenced proposal to subdivide a 121.44-acre
parcel into six residential lots. This office previously commented on this subdivision by
our letters dated August 3, 2001 and October 27, 2003 (copies enclosed) when the
proposal was to subdivide the 121.44 acres into 5 lots. The Water Supply Information
Summary sheet included in the submittal material indicates the water requirement for
the household use for the six lots is 2,160 gallons per day (2.41 acre-feet per year), the
irrigation water requirement for 3 acres within the subdivision is 50,000 gallons, and the
livestock water requirement is 28,000 gallons. It is unclear from the submittal material if
the irrigation and livestock watering estimates are for daily demands or yearly demands.
If the numbers are for daily estimates, then the numbers appear to be high for these
uses therefore we recommend that the applicant revise these numbers.
The Water Supply Information Summary sheet also indicates that the water
supply source for the subdivision will be from existing and new wells. No information
was provided on the existing wells. As mentioned in our previous letter dated October
27, 2003, pursuant to CRS 37-92-602(3)(b)(III), the cumulative effect of all wells in a
subdivision must be considered when evaluating material injury to decreed water rights.
Accordingly, if the parcel is subdivided, the presumption under CRS 37-92-
602(3)(b)(II)(A), that there will not be material injury to the vested water rights of others
or to any other existing well from such well, will no longer apply. Therefore, well permits
to supply this proposed subdivision, must be obtained in accordance with CRS §37-90-
137(2). The above referenced wells would produce ground water that is tributary to the
South Platte River. The South Platte River is over-appropriated, therefore new well
permits to supply this subdivision would not be available until an augmentation plan to
offset depletions caused by these wells is decreed by the water court.
• Weld County Planning Department Page 2
Antelope Estates PUD
In addition, no information was provided concerning the physical adequacy of the
water supply. As stated in CRS 30-28-133(3)(d), the subdivider is required to submit
"Adequate evidence that a water supply that is sufficient in terms of quality, quantity, and
dependability will be available to ensure an adequate supply of water for the type of
subdivision proposed." Adequate evidence is usually provided in the form of a water
resource report, prepared by a professional engineer or water consultant, which
addresses the quality, quantity, and dependability issues. A report of this nature was not
provided. See the attached Guidelines for Subdivision Water Supply Plan Reports for
the necessary information.
Due to the lack of a water court approved plan for augmentation, the State
Engineer finds pursuant to CRS §30-28-136(1)(h)(I), that the proposed water supply will
cause material injury to decreed water rights and is inadequate. Should you have any
questions in this matter, please contact loana Comaniciu of this office.
Si':Lie;ye
William H. Fron ak, Esq., P.E.
Chief of Water Supply
cc: Jim Hall, Division Engineer
Water Supply Branch
Subdivision File
WHF/IC/Antelope Estates PUD
STATE OF COLORADO
3FFICE OF THE STATE ENGINEER of cod'
Division of Water Resources Fq`�/ 'Py,
Department of Natural Resources S
1313 Sherman Street, Room 818 "*lta"'-`a;*`,
Denver,Colorado 80203 •
D '1876 s,
Phone(303)866-3581 --
FAX(303)866-3589
NV Owens
www.water.state.co.us Governor
October 27, 2003 Greg E.Watcher
Sheri Lockman Executive Director
Weld County Planning Dept. Hal D Simpson,RE.
1555 N. 17th Ave. State Engineer
Greeley, CO 80631
Re: Antelope Estates, PZ-604
Section 29, T9N, R67W, 6th P.M.
Division 1, District 3
Dear Sheri Lockman:
We have reviewed the above referenced proposal to subdivide a parcel of approximately
121.44 acres into 5 residential lots and one agricultural lot. This subdivision was previously
reviewed on August 3, 2001. According to the information submitted in this referral and the
previous referral it appears that the lots will be served by three proposed wells, which are
permitted pursuant to CRS 37-92-602(3)(b)(II)(A) as the only wells on three separate 40-acre
parcels. The information provided did not clearly specify the water supply however the three well
permits (229448,244992 and 244991)were referenced. The proposed wells will withdraw tributary
groundwater.
Prior to further evaluation a water supply plan must be submitted that specifies the type
of well (on lot or central), proposed uses on each lot, quantity of water used on each lot for the
proposed uses, existing wells and explains how the referenced wells will be utilized. The
Guidelines for Subdivision Water Supply Plan Reports are available on our web site at
water.state.co.us/groundwater/subdivision.asp, for more information on the water supply plan
report requirements.
The submitted information implies that well nos. 229448,244992 and 244991 will be used
to serve the lots. Pursuant to C.R.S. 37-92-602(3)(b)(III) our office must evaluate the
cumulative effect of all wells in a new subdivision. If any well within a new subdivision
withdraws water from a tributary source, a court approved plan for augmentation is required
to offset the depletions caused by the pumping of the tributary ground water. The
augmentation plan must be obtained prior to this office granting approval of the proposed
water supply. It should be noted that there is a provision in Policy Memorandum 95-7,
which allows wells issued pursuant to CRS 37-92-602(3)(b)(II)(A) as the only well on a 35+
acre parcel, to serve up to three lots, within a proposed subdivision, without taking into
account cumulative effect. However, since this subdivision involves more than three lots
and more than 1 well, cumulative effect must be considered.
a
Sheri Lockman October 27, 2003
The water supply plan did not provide information concerning the physical adequacy of the
water supply. As outlined in the statutes, Section 30-28-136(1)(h)(I), C.R.S., upon receipt of a
complete preliminary plan submission, the board of county commissioners or its authorized
representative shall distribute copies of prints of the plan to the state engineer for an opinion
regarding material injury likely to occur to decreed water rights by virtue of diversion of water
necessary or proposed to be used to supply the proposed subdivision and adequacy of
proposed water supply to meet requirements of the proposed subdivision. Adequate evidence
is usually provided in the form of a water resource report, prepared by a professional engineer or
water consultant, which addresses the physical availability and dependability of the source. A
report of this nature was not provided. See the attached Guidelines for Subdivision Water
Supply Plan Reports for the necessary information.
Pursuant to Section 30-28-136(1)(h)(I), C.R.S., the State Engineer's Office offers the
opinion that the water supply as proposed is not adequate and will cause material injury to
decreed water rights.
Should you have any questions, please contact Joanna Williams of this office.
Sin rel ,
William H. Fronc k, P.E., J.D.
Chief of Water Supply
WHF/JMW
CC: Jim Hall, Division 1 Office
Water Supply Branch
Subdivision File
STATE OF COLORADO
=ICE OF THE STATE ENGINEER
°
,..vision of Water Resources ��:cc•cot t
Department of Natural Resources He
1313 Sherman Street, Room 818 ; *`
Denver,Colorado 80203 '1876•
Phone:(303)866-3581
FAX:(303)866-3589
August 3, 2001 col Owens
httpV/water.state.coars/default.htm
Greg E.Watcher
Ms. Sheri Lockman Executive Director
Weld County Planning Dept. Hal D.Simpson,P.E.
1555 N. 17th Ave. State Engineer
Greeley, CO 80631
Re: Antelope Estates, Case Number S-604
NE1/4, Section 29, T9N, R67W, 6th PM
Water Division 1, Water District 3
Dear Ms. Lockman:
We have reviewed the above referenced proposal to subdivide a 121.436-acre
parcel into 5 residential lots and 1 agricultural outlot. The proposed water supply are
three wells and the estimated daily water demand is 1800 gallons for household use,
and 50,000 gallons for irrigation of 3 acres, and 28,000 gallons for stock watering. It is
unclear from the submittal materials if the irrigation and stock watering estimates are for
daily demands or yearly estimates. If the numbers are for daily estimates, then the total
estimate if 79,800 gallons per day that would exceed the 15 gallons per minute limitation
per well.
The water supply information summary sheet lists in block 10, that the water
supply source are existing wells. However, our files do not reflect the wells have been
drilled. In addition, two of the three well permits are for stock watering and not domestic
use. It will be necessary for the applicant to apply for domestic well permits.
Based upon the above and pursuant to Section 30-28-136(1)(h)(I), C.R.S., it is
our opinion that sufficient evidence has not been submitted documenting that the
proposed water supply can be provided without causing injury to existing water rights.
Please contact Bill McIntyre of this office should you have any comments or
questions.
Sincerely,
�G 2/
Kenneth W. Knox
Assistant State Engineer
Cc: Richard Stenzel, Division Engineer
Water Supply Branch
File, KWK/WCM:AntelopeEstatesWeldSub.doc
Subdivision Water Supply Page 1 of 4
CAL Doi
- I IVISION OF L SO MCI
• Dam Safety
✓ FAQs
J Forms }Guidelines For Subdivision Water Supply Report
i Ground Water u .,
• Links
Click Here for Printer Friendly Version
On-Line Data
fi Policies
I A Water Supply Report is required for all subdivision proposals. Colorado RevisE
✓ Publications (C.R.S.), 30-28-133(3)(d) describes the basic requirements for water supply rep(
Presentations C.R.S. 30-28-136 describes the review process. The statutes may be viewed at
a Rules and Regs Statute Manager web site, http://www.michie.com/colorado.html.
v Surface Water This office reviews water supply report for subdivisions only upon referral
County as required by C.R.S. 30-28-136(h). Note that well permits cannot bi
I areas that are over-appropriated until this office has approved the water si.
a About DWR :and the County has approved the subdivision. Additionally, this office doe
a Calendar (engineering consultation and legal advice. For this information, please see
a email DWR 3 counsel and/or an engineering consultant.
✓ News
Search I PART I applies to proposals to obtain water from individual on-lot wells, central
water source that is not from a municipality or quasi-municipality.
PART II applies to proposals to obtain water from a municipality or quasi-municii
a Home .PART III applies to proposals to obtain water for land divisions that are to be exE
County subdivision regulations.
. I PART
i Problems with For those proposals that will obtain water from individual on-lot wells, central we
this website? water source that is not from a municipality or quasi-municipality, the proposal w
Contact IT Dept. pursuant to C.R.S. 30-28-136(1)(h)(I). Under C.R.S. 1973, 30-28-136(1)(h)(I), Ci
required to submit to the State Engineer all subdivision preliminary plans. The SI
then required to respond to the Board of County Commissioners in writing, with
concerning the potential injury to decreed water rights caused by diversions to sl
subdivision and the adequacy of the proposed water supply.
In addition to the requirements specifically listed in statute, the report should adc
following:
a. The expected water requirements (total demand and consumptive use
subdivision at full development for all anticipated water use (residentia
irrigation, animal watering, commercial and industrial, etc.). Typically, t
water requirements and the associated consumptive use are presente(
day or acre-feet per year.
b. The source of water for the proposed subdivision, and the legal and ph
http://water.state.co.us/groundwater/subdivision.asp 4/5/2004
Subdivision Water Supply Page 2 of 4
availability and dependability of the source.
c. Evidence of ownership or right of use of existing water rights.
d. An evaluation of the potential for material injury to all existing and prop
rights as a result of water use in the subdivision including the cumulati)
lot wells.
e. A completed Water Supply Information Summary Form listing the prop
f. A 1"= 24,000' (7.5 minute) scaled U.S.G.S. topographic map with the t
the proposed subdivision plotted as described by the metes and bounc
Water Supply from Tributary Ground Water
In over-appropriated stream systems, where the water source for the proposed e
considered tributary, the withdrawal of ground water will cause material injury to
rights. A court approved plan for augmentation is required to offset the dep
caused by the pumping of the tributary ground water and must be obtainec
office granting approval of the proposed water supply. Ground water in mos
the Denver Basin would be considered tributary.
I In areas where water is available for appropriation, a plan for augmentation will c
required. However, there are only a few areas on the Western Slope that are nol
appropriated. The Division Engineer should be contacted for this information.
Water Supply from Denver Basin Aquifers
The Denver Basin contains the Dawson (upper and lower in some are
Arapahoe (upper and lower in some areas), and the Laramie-Fox Hills aquifers.
Denver Basin Aquifer map to determine if your parcel is within the Denver Basin
the location within the basin, the ground water can be nontributary or not-nontrib
Denver Basin Rules and Regulations and the State Wide Nontributary Ground
should be consulted to determine whether an aquifer may be considered nontrib
nontributary. In either case, the amount of water available beneath the subject p
determined pursuant to Section 37-90-137(4), C.R.S. Information is available fro
that can be used in making this determination. Note, any existing wells on or in t
sthe proposed subdivision must be considered in this analysis since they may rec
amount of water available by virtue of their prior appropriation. This office would
evaluate each situation on a case by case basis.
If the proposed water source is not-nontributary, C.R.S. 37-90-137(9)(c) req
approval for plans for augmentation prior to the use of not-nontributary gri
The ground water in the Denver Basin aquifers is evaluated under 100 year aqui
http://water.state.co.us/groundwater/subdivision.asp 4/5/2004
Subdivision Water Supply Page 3 of 4
pursuant to the Denver Basin Rules, 2 CCR 402-6, and the Statewide NontributE
Water Rules, 2 CCR 402-7. These Rules may be obtained for a fee from our Re'
at (303) 866-3447. Elbert, Adams, and El Paso Counties generally require new
have a 300 year water supply. You should contact your particular county for spe
I requirements. For subdivision proposals located in a Designated Basin, the Grot
!Management District should be consulted.
PART II
In the event that a municipality or quasi-municipality (e.g. water district) is to sup
subdivision, C.R.S. 30-28-136(h)(II) sets forth special procedures for proof of av,
water. The municipality or water district must file with the Board of County Comn
(Board) and the State Engineer a report on the amount of water that can be sup
I subdivision without causing injury to existing water rights. This office, in turn, mu
I Board with written comments concerning the water supply report. If the water su
inadequate, this office must notify the Board and indicate the deficiencies of the
i In addition the requirements specifically listed in statute, the report should addre
following:
a. A summary of water rights owned or controlled by the municipality or d
b. The firm yield of these rights.
c. The present demand on the system and the anticipated demand due tc
for service entered into by the municipality or district.
d. The amount of uncommitted firm supplies the municipality or district ha
future development.
e. A completed Water Supply Information Summary Form listing the prop
f. A 1"= 24,000' (7.5 minute) scaled U.S.G.S. topographic map with the t
the proposed subdivision plotted as described by the metes and bounc
g. A letter of commitment from the municipality or district must be submitt
subdivision proposal. The letter should include evidence that the munic
district proposed as the water supplier can and will supply water to the
subdivision by stating the amount of water available for use by the pro'
subdivision and the feasibility of extending service to the new area.
This office maintains files on most municipalities and water districts, and when a
I is incomplete, this office will request additional information before completing a r
information on an existing municipality or a water district identified as a source o
subdivision must include an evaluation of the legal and physical availability of thi
PART III
Counties may exempt certain proposals from their full submittal requirements. Si
"County exemptions" are not considered subdivisions, this office does not gener
review comments. The fact that a property is exempt from subdivision regulation
http://water.state.co.us/groundwater/subdivision.asp 4/5/2004
Subdivision Water Supply Page 4 of 4
the duty of the State Engineer to protect senior vested water rights. A thorough r
permit application must be conducted in accordance with C.R.S. 37-92-602(3)(b
!the effect of the proposed well upon other vested water rights, including existing
Subsection 37-92-602(3)(b)(II)(A) says "there shall be a presumption that there
!material injury to the vested water rights of others or to any other existing well re
such well, which presumption may be rebutted by evidence sufficient to show su
!injury".
!Well permits for the resulting lots of a property split by exemption cannot be obtE
the County approval. The County Commissioners must grant the exemption befi
i applications for new well permits are submitted to this office. Furthermore, if the
Ian exemption and there is an existing well permit for the property, this office mad
issue additional well permits. For example, if the original permit was issued as H-
i the tract and then the tract is divided and exempted, then that permit needs to bi
amended prior to obtaining well permits on the new lots.
Many of the referenced rules herein can be obtained from the Records Section c
(303) 866-3447. Please see publications to determine the cost involved.
http://water.state.co.us/groundwater/subdivision.asp 4/5/2004
Weld County Referral
111k.
October 9, 2003
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Darrel Adolf Case Number PZ-604
Please Reply By November 6, 2003 Planner Sheri Lockman
Project Change of Zone from A(Agricultural) to PUD for five (5) residential lots and one (1)
Agricultural outlot.
Legal Lot C of RE-2940; being part of the NE4 of Section 29, T9N, R67W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to CR 102; west of and adjacent to CR 17.
Parcel Number 0453 29 999923
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) December 2, 2003
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:
•
Signature �� Date ICJ l' : D.) —
Agency \„/ C ( )
❖Weld County Planning Dept. ❖1555 N. 17th Ave. Greeley, CO. 80631 t(970)353-6100 ext.3540 t(970)304-6498 fax
' West Greeley CL..,Arvation District
(970) 356-8097
Case Number: PZ-604
Applicant: Darrel Adolf
Planner: (Sheri Lockman
Below is a list of the soils and their limitations according to the USDA, Weld County Soil Survey.
Map Shallow Dwellings Dwellings with Small Septic Tank Prime Farm
Symbol Soil Name Soil Texture without basements Commercial I Absorption I Land (if Additional Comments
Excavations
basements Buildings Fields irrigated)
4 Ascalon 'Fine andy LoamSlight Slight Slight 1- Yes I
)
54 Platner Loam SlightIe Slight Slight Slight Severe Yes
—H I— ,
-1 ... .-- ,I ___ --_ __--} I
The West Greeley Conservation District recommends that the applicant does an on site soils test prior to any construction. For a more complete soils
description consult the Weld County Soil Survey or contact our office at (970) 356-8097. If you or the applicant have any questions please feel free to
call our office.
)
ONSFRV X ION
Produced by the West Greeley Conservation District
Applicant: Darrel Adolf
Planner: Sheri Lockman Case#: PZ- 604
/
�WCR 1021 \
\
\ ) 22-2-722- ? \ 2_ _
2._ __ ) 54 (
IWCR?7
_ /
0.4 0 0.4 0.8 Miles
Weld County Referral Map
/ V Highways
Major Roads
NLocal Roads
A/V Railroads
Streams 8 Ditches \� /
PLSS W E
"' ( ) Soils
e Lakes
le Flootlgains
S
•
Weld County Referral
October 9, 2003
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Darrel Adolf Case Number PZ-604
Please Reply By November 6, 2003 Planner Sheri Lockman
Project Change of Zone from A(Agricultural)to PUD for five (5) residential lots and one (1)
Agricultural outlot.
Legal Lot C of RE-2940; being part of the NE4 of Section 29, T9N, R67W of the 6th P.M.,
Weld County, Colorado.
Location of and adjacent to C 162 vest of and adjacent to CR 17.
Parcel Numb 0453 29 989923
The application is sub and rec ommendati comments or recommendation you
consider relevant to this request would be apprecia e . ease reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) December 2, 2003
t❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
lal We have reviewed the request and find no conflicts with our interests.
D See attached letter.
Comments: tv c•-e_ti 1 EA,L� �(�£\ Loa.ct\ie D c Cb( uie C) ' O
- m:\ vu . CQ1
Signature Date ‘.
_. Agency 7�Y}� •6 -( tat f'
❖Weld County Planning Dept. :•1555 N. 17th Ave. Greeley,CO. 80631 ❖(970)353-6100 ext.3540 ❖(970)304-6498 fax
ar ActokAtDa
Weld County Referral _
Wilk .
October 9, 2003
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Darrel Adolf Case Number PZ-604
Please Reply By November 6, 2003 Planner Sheri Lockman
Project Change of Zone from A(Agricultural) to PUD for five (5) residential lots and one (1)
Agricultural outlot.
Legal Lot C of RE-2940; being part of the NE4 of Section 29, T9N, R67W of the 6th P.M.
Weld County, Colorado.
Location South of and adjacent to CR 102; west of and adjacent to CR 17.
Parcel Number 0453 29 999923
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) December 2, 2003
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
'S. We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: i a t i PTO &e
Signature Li ,GF old_ t2 Date M fg-3
Agency 61Ztw C/ter y092-6
4.-Weld County Planning Dept. +1555 N. 17th Ave.Greeley, CO. 80631 •}(970)353-6100 ext.3540 :•(970)304-6498 fax
ANTELOPE ESTATES PUD Developer: Darrel Adolf &Tory Banford
PZ-604 Planner: Sheri Lockman
PT NE4 29-9-67
ZONED PUD/ESTATE
IS NOT IN FLOOD PLAIN (0325C)
IS NOT IN STORM WATER PROJECT AREA -
INDIVIDUAL WELLS
INDIVIDUAL SEPTIC SYSTEMS
NUNN FPD
PV REA
PROPANE
STANDARD ESTATE ZONE BULK REQUIREMENTS
5 RESIDENTIAL LOTS & 1 AG OUTLOT
LOT 1 49609 ANTELOPE LANE
LOT 2 49605 ANTELOPE LANE
LOT 3 49601 ANTELOPE LANE
LOT 4 49603 ANTELOPE LANE
LOT 5 49607 ANTELOPE LANE
OUTLOT 49509 CR 17
WLDDO
COLORADO
Lin Dodge, Building Technician
11/19/03
I IN
kwo
County Y Referral
March 22, 2004
O
COLORADO
The Weld County Department of Planning Services has received the following item for review: _
Applicant Darrel Adolf
Case Number PZ-B04
Please Reply By November 6, 2003
Planner Sheri Lockman
Project Change of Zone from A (Agricultural) to PUD for five (5) residential lots and one (1)
Agricultural outlot.
Legal
Lot C of RE-2940; being part of the NE4 of Section 29, T9N, R67W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to CR 102; west of and adjacent to CR 17.
Parcel Number 0453 29 999923
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) June 1, 2004
❑ 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.
„LI-- attached letter.
•
Signature
Agency A� �is✓ �� Date /8 9 y
.Weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
ANTELOPE ESTATES PUD Developer: Darrel Adolf &Tory Banford
_ PZ-604 Planner: Sheri Lockman
PT NE4 29-9-67
ZONED PUD/ESTATE
IS NOT IN FLOOD PLAIN (0325C)
IS NOT IN STORM WATER PROJECT AREA
INDIVIDUAL WELLS
INDIVIDUAL SEPTIC SYSTEMS
NUNN FPD
PV REA
PROPANE
STANDARD ESTATE ZONE BULK REQUIREMENTS
6 RESIDENTIAL LOTS & 1 AG OUTLOT
LOT 1 49615 ANTELOPE LANE
LOT 2 49611 ANTELOPE LANE
LOT 3 49607 ANTELOPE LANE
LOT 4 49606 ANTELOPE LANE
LOT 5 49610 ANTELOPE LANE
LOT 6 49614 ANTELOPE LANE
OUTLOT 49509 CR 17
REVISED 5/18/04
De
CO
LORADO
Lin Dodge, Building Technician
11/19/03
Q DEPARTMENT OF BUILDING INSPECTION
Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO 80631
WEBSITE: www.co.weld.co.us
Q,aY OF Decal`
ca�fiehtPhone (970) 353-6100, Ext. 3540
Fax (970) 304-6498
willeveld C ktEElE 124
COLORADO �� Comp�gte
Sudmltted Not bete n
November 19, 2003 ppptiart� f w ten
Adolf Antelope Estates �r
PZ-604 Change of Zone from A(Agricultural) to PUD for five (5) residential lots and one (1)
Agricultural outlot.
1. Building permits shall be obtained prior to the construction of any building or structure. Building
permits are also required for signs and structures such as bus shelters if provided. Buildings that meet
the definition of an Ag Exempt Building per the requirements of Section 29-1-20 and Section 29-3-20
B.13 do not need building permits, however a Certificate of Compliance must be filed with the Planning
Department and an electrical permit is required for any electrical service to the building.
2. A plan review is required for each building except for buildings that meet the definition of Ag
Exempt buildings. Plans shall bear the wet stamp of a Colorado registered architect or engineer. Two
complete sets of plans are required when applying for each permit.
3. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of permit
application. Current adopted codes include the 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. Building height, wall and opening protection and separation of buildings with mixed uses shall be in
accordance with the Building and/or Residential Code in effect at the time of permit application.
Setback and offset distances shall be determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with the applicable 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. Offset and setback requirements are
measured to the farthest projection from the building.
Please contact me for any further information regarding this project.
Si
77.
Building Official
Service,Teamwork,Integrity,Quality
ra7t1;.„),
Weld County Referral
October 9, 2003
Wilk .
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Darrel Adolf Case Number PZ-604
Please Reply By November 6, 2003 Planner Sheri Lockman
Project Change of Zone from A(Agricultural)to PUD for five (5) residential lots and one (1)
Agricultural outlot. -
Legal Lot C of RE-2940; being part of the NE4 of Section 29, T9N, R67W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to CR 102; west of and adjacent to CR 17.
Parcel Number 0453 29 999923
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) December 2, 2003
❑ Wp have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ ,We have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature pp (� p4 Date 1 L, 7,00 3
Agency .5 , LeL0 �l
•:Weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO. 80531 +(970)353-6100 ext.3540 •'x(970)304-6498 fax
R kit" a DEPARTMENT OF BUILDING INSPECTION
Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO 80631
WEBSITE: www.co.weld.co.us
Phone (970) 353-6100, Ext. 3540
' Fax (970) 304-6498
COLORADO
November 19, 2003
Adolf Antelope Estates
Change of Zone from A(Agricultural) to PUD for five (5) residential lots and one (1) Agricultural
outlot.
PZ-604
1. Building permits shall be obtained prior to the construction of any building or structure.
Building permits are also required for signs and structures such as bus shelters if provided.
Buildings that meet the definition of an Ag Exempt Building per the requirements of Section 29-
1-20 and Section 29-3-20 B.13 do not need building permits, however a Certificate of
Compliance must be filed with the Planning Department and an electrical permit is required for
any electrical service to the building.
2. A plan review is required for each building except for buildings that meet the definition of Ag
Exempt buildings. Plans shall bear the wet stamp of a Colorado registered architect or
engineer. Two complete sets of plans are required when applying for each permit.
3. Buildings shall conform to the requirements of the codes adopted by Weld County at the
time of permit application. Current adopted codes include the 1997 Uniform Building Code,
1998 International Mechanical Code, 1997 International Plumbing Code, 2002 National
Electrical Code and Chapter 29 of the Weld County Code. (Weld County intends to adopt the
2003 International Building, Residential, Mechanical, Plumbing and Fuel Gas Codes on
February 1, 2004.)
4. Each building will require an engineered foundation based on a site-specific
geotechnical report or an open hole inspection performed by a Colorado registered engineer.
Engineered foundations shall be designed by a Colorado registered engineer.
5. Building height, wall and opening protection and separation of buildings with mixed uses
shall be in accordance with the Building and/or Residential Code in effect at the time of permit
application. Setback and offset distances shall be determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with the applicable 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 27 of the
Weld County Code. Building height shall be measured in accordance with Chapter 23 of the
Weld County Code in order to determine compliance with offset and setback requirements.
Offset and setback requirements are measured to the farthest projection from the building.
Service,Teamwork, Integrity, Quality
Page 2
7. A Flood Hazard Development Plan shall be submitted for buildings constructed within the
100-year flood plain.
Please contact me for any further information regarding this project.
Sincerely,
c.,41
Jeff Reif
Building Official
Service,Teamwork, Integrity,Quality
60) ;17>HS Memorandum
TO: Shed Lockman, W.C. Planning
' DATE: May 26, 2004
O FROM: Pam Smith, W.C. Department of Public] %5
COLORADO Health and Environment
CASE NO.: PZ-604 NAME: Darrell Adolf—2"d Review
The Weld County Health Department has reviewed this proposal. The applicant amended the
proposal from 5 lots to 6 lots on 120 acres (previous referral incorrectly stated 80 acres). The
minimum proposed lot size (6.6 acres) coupled with the overall density of one septic system per
20 acres does meet current Department policy. The 6 lots will share 3 wells for the water
source. -
With the addition of the 6th lot and the shared wells between all lots, this water source may be
deemed a Public Water System (serving 25 or more people 60 days per year) as defined in the
Colorado Primary Drinking Water Regulations (5 CCR 1003-1). Therefore, the applicant should
submit a plan review to the Drinking Water Section of the Water Quality Control Division of the
Colorado Department of Public Health and Environment for the proposed water distribution
system. The applicant should submit any response to any review prior to recording the
Change of Zone plat. For information regarding the plan review process, contact the Colorado
Department of Public Health and Environment, Water Quality Control Division, Drinking Water
Section at (303)692-3500.
If the applicant chooses to revert to the original application (5 lots on shared wells) or the water
source is not deemed a Public Water System the following documentation is requested to be
submitted for review and approval prior to recording the Change of Zone plat. (It should be
noted that this information was requested in the Sketch Plan comments and the Change of Zone
comments dated November 20, 2003.).
• Provide information regarding responsibility for the shared wells such as 1) whether the
homeowners association will own all the wells or if specific lots will own specific wells, 2)
who will be responsible for maintenance and testing of the wells, 3) if all wells will be
interconnected or if specific wells will serve specific lots, etc.
• Install a disinfection unit on all wells and outline routine general water quality testing.
• Develop a basic installation, operation and maintenance manual addressing such things
as 1) a financial budget outlining the costs to operate and/or maintain the wells, 2)
maintenance of the wells, 3) rate structure (if any), 4) an emergency management plan
for supplying water to affected lots in the event that water service is interrupted, etc.
The Department also recommends that a note be placed on the plat and language be placed in
the covenants addressing the relationship of the shared wells to the lots.
NAME: Darrel Adolf
CASE NO.: PZ-604
Page 2
No new documentation has been submitted for consideration. Therefore, previous comments
will be restated below:
Well permits for all 3 wells were submitted in the original application materials. All 3 wells will
be placed in the outlot, with wellhead protection envelopes around them. The wellhead
protection envelope sizes differed in the original application between plats prepared by Land
Images and Northern Engineering. The Department recommended that these envelope sizes be
corrected in the first Change of Zone comments, however, no additional documentation was
submitted to correct this error.
The application has satisfied Chapter 27 of the Weld County Code in regard to sewer service.
Sewer is proposed to be provided by individual sewage disposal systems. A preliminary
geotechnical report from Earth Engineering Consultants, Inc. dated June 22, 2001was submitted
in the application. This preliminary information indicates that the systems will have to be
engineer designed due to shallow bedrock (2 feet and 4 feet depths identified). Primary and
secondary septic envelopes have been placed on the lots. Depending on the water well supply
line locations, the septic envelopes may need to be relocated to maintain the required 25 foot
setback to a potable water line.
Prior to recording the Change of Zone plat:
1. The PUD must either show evidence that the plan review process has be initiated
with the Drinking Water section of the Water Quality Control Division of the Colorado
Department of Public Health and Environment or that an operation and maintenance
plan, as outlined above, be submitted for review and approval.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from 3 shared wells.
2. The applicant shall place a note on the plat and language in the covenants
addressing the relationship and responsibility of the shared wells to the lots.
3. If required, the PUD must be in compliance at all times with the requirements of the
Colorado Primary Drinking Water Regulations (5 CCR 1003-1)
4. If required, the Operation and Maintenance manual shall be recorded as an
addendum to the covenants.
5. 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. Septic systems shall be designed for site
specific conditions including, but not limited to,shallow groundwater, bedrock,gravel
and/or clay.
6. Primary and secondary septic envelopes on each lot must meet all setbacks,
including the setback to a potable water supply line.
7. Language for the preservation and/or protection of the absorption field envelopes
shall be placed in the development covenants. The covenants shall state that
activities such as permanent landscaping, structures,dirt mounds,animal husbandry
activities, or other activities that would interfere with the construction, maintenance,or
NAME: Darrel Adolf
CASE NO.: PZ-604
Page 3
function of the fields should be restricted over the absorption field areas while in use.
8. 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.
9. 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.
10. 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.
11. 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.
12. "Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County
Code shall be placed on any recorded plat.
O:\PAM\Planning\chzone\pz-604 amended with shared wells.rtf
° Memorandum
TO: Sheri Lockman, W.C. Planning
III ' DATE: November 20, 2003
lige FROM: Pam Smith, W.C. Department of Public7Q
COLORADO Health and Environment ��
CASE NO.: PZ-604 NAME: Darrell Adolf
The Weld County Health Department has reviewed this proposal. The applicant proposes a 5
lot PUD on 80.25 acres. The minimum proposed lot size (7.53 acres) coupled with the overall
density of one septic system per 16 acres does meet current Department policy.
The 5 lots will share 3 wells for the water source. Well permits for all 3 wells have been
submitted in the application materials. All 3 wells will be placed in the outlot, with wellhead
protection envelopes around them. The wellhead protection envelope sizes differ between plats
prepared by Land Images and Northern Engineering, and should be corrected. There is no
information regarding responsibility for the shared wells such as 1)whether the homeowners
association will own all the wells or if specific lots will own specific wells, 2) who will be
responsible for maintenance and testing, 3) if all wells will be interconnected or if specific wells
will serve specific lots, etc. The Department recommends routine general water quality testing
and a disinfection unit be installed on all wells. The Department further recommends that a
basic installation, operation and maintenance manual be developed addressing such things as
1) costs to operate and/or maintain the wells, 2) maintenance of the wells, 3) rate structure (if
any), 4) an emergency management plan for supplying water to affected lots in the event that
water service is interrupted, etc. The Department also recommends that a note be placed on the
plat and language be placed in the covenants addressing the relationship of the shared wells to
the lots.
The application has satisfied Chapter 27 of the Weld County Code in regard to sewer service.
Sewer is proposed to be provided by individual sewage disposal systems. A preliminary
geotechnical report from Earth Engineering Consultants, Inc. dated June 22, 2001was submitted
in the application. This preliminary information indicates that the systems will have to be
engineer designed due to shallow bedrock (2 feet and 4 feet depths identified). Primary and
secondary septic envelopes have been placed on the lots. Depending on the water well supply
line locations, these may need to be relocated to maintain the required 25 foot setback to a
potable water line.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from 3 shared wells.
2. This subdivision is not served by a municipal sanitary sewer system. Sewage
disposal shall be by septic systems designed in accordance with the regulations of
the Colorado Department of Public Health and Environment, Water Quality Control
Division and the Weld County Code in effect at the time of construction, repair,
replacement, or modification of the system. Septic systems shall be designed for site
specific conditions including, but not limited to, shallow groundwater, bedrock,gravel
and/or clay.
3. Primary and secondary septic envelopes on each lot must meet all setbacks.
NAME: Darrel Adolf
CASE NO.: PZ-604
Page 2
shall be placed in the development covenants. The covenants shall state that
activities such as permanent landscaping, structures, dirt mounds,animal husbandry
activities, or other activities that would interfere with the construction, maintenance,or
function of the fields should be restricted over the absorption field areas while in use.
5. If required, the applicant shall obtain a storm water discharge permit from the Water
Quality Control Division of the Colorado Department of Public Health and the
Environment. Silt fences shall be maintained on the down gradient portion of the site
during all parts of the construction phase of the project.
6. During development of the site, all land disturbances shall be conducted so that
nuisance conditions are not created. If dust emissions create nuisance conditions,at
the request of the Weld County Health Department, a fugitive dust control plan must
be submitted.
7. In accordance with the Regulations of the Colorado Air Quality Control Commission
any development that disturbs more than 5 acres of land must incorporate all
available and practical methods that are technologically feasible and economically
reasonable in order to minimize dust emissions.
8. If land development creates more than a 25-acre contiguous disturbance,or exceeds
6 months in duration, the responsible party shall prepare a fugitive dust control plan,
submit an air pollution emissions notice, and apply for a permit from the Colorado
Department of Public Health and Environment.
9. "Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County
Code shall be placed on any recorded plat.
O:\PAM\PLANNING\chzone\pz-604 shared wells.rtf
Hello