HomeMy WebLinkAbout20042689.tiff Memorandum
TO: Jacqueline Hatch, W.C. Planning
DATE: June 28, 2004
C FROM: Pam Smith, W.C. Department of Public /
COLORADO Health and Environment V
CASE NO.: PZ-1045 NAME: Highland Acquisition Group
The Weld County Health Department has reviewed this proposal. The applicant proposes a 9 lot
PUD on 56.9 acres. The minimum lot size is 1.71 acres, and coupled with the overall density of one
septic system per 6.32 acres does meet current Department policy.
The application has satisfied Chapter 27 of the Weld County Code in regard to water and sewer
service. The application has submitted a water service agreement from Left Hand Water District in
the application materials. Sewer will be provided by individual sewage disposal systems.
Preliminary percolation data from High Plains Engineering, Ft. Lupton dated June 3, 2003 indicates
that conventional septic systems are feasible. Percolation rates were found to be in the fair range (50
minutes per inch). The property is bordered on the west side by an irrigation ditch. Septic systems
will be required to be designed for site-specific conditions at the time of lot development.
The applicant has designated two septic system envelopes on each lot as requested by the
Department, and the envelopes appear to be adequately sized based on the preliminary percolation
data. The Department further recommends that language for the preservation and/or protection of
the second absorption field envelope be placed in the development covenants and on the plat. The
covenants should state that activities such as landscaping (i.e. planting of trees and shrubs) and
construction (i.e. auxiliary structures, dirt mounds, etc.) activities are expressly prohibited in the
designated absorption field site. The existing septic system (G19939128) must be properly
abandoned in accordance with Section 30-4-20 (D) as a part of this development.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from Left Hand Water District
2. This subdivision 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.
3. Primary and secondary septic envelopes shall be placed on each lot. Each envelope must
meet all setback requirements.
4. Language for the preservation and/or protection of the absorption field envelopes shall be
placed in the development covenants. The covenants shall state that activities such as
permanent landscaping, structures,dirt mounds or other items are expressly prohibited in
the absorption field site.
1
EXHIBIT
2004-2689 I
5. The existing septic system (G19939128)must be properly abandoned in accordance with
Section 30-4-20 (D) as a part of this development.
6. If required, the applicant shall obtain a storm water discharge permit from the Water
Quality Control Division of the Colorado Department of Public Health and the Environment.
Silt fences shall be maintained on the down gradient portion of the site during all parts of
the construction phase of the project.
7. During development of the site, all land disturbances shall be conducted so that nuisance
conditions are not created. If dust emissions create nuisance conditions,at the request of
the Weld County Health Department, a fugitive dust control plan must be submitted.
8. In accordance with the Regulations of the Colorado Air Quality Control Commission any
development that disturbs more than 5 acres of land must incorporate all available and
practical methods that are technologically feasible and economically reasonable in order to
minimize dust emissions.
9. If land development creates more than a 25-acre contiguous disturbance, or exceeds 6
months in duration, the responsible party shall prepare a fugitive dust control plan,submit
an air pollution emissions notice, and apply for a permit from the Colorado Department of
Public Health and Environment.
10. "Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County Code
shall be placed on any recorded plat.
O:\PAM\Planning\chzone\pz-1045.RTF
2
Weld County Referral
111 ' May 24, 2004 D
Ci
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Highland Acquisition Group Case Number PZ-1045
Please Reply By June 21, 2004 Planner Jacqueline Hatch
Project Change of Zone from (A)Agriculture to PUD (Highland Estates)for nine (9) lots
with (E) Estate Uses (17acres) and two (2) non-residential outlots (13 acres)for
open space and one (1) agricultural outlot (24 acres)
Legal Lot B RE-3105 N2NW4 of Section 5, Ti N, R68 W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to Hwy 52 and approximately 1/4 mile east of CR 3.
Parcel Number 1467 05 000030
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) July 20, 2004
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
U We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:
•
Signature t1�1 Date 5 ZGJ ti
•
Agency C MAtra I
+Weld County Planning Dept. ❖1555 N. 17th Ave.Greeley,CO. 80631 +(970)353-6100 ext.3540 4(970)304-6498 fax
MEMORANDUM
WI`,P�. TO: Jacqueline Hatch, Planner
COLORADO DATE: May 25, 2004
FROM: Kim Ogle, Planning Manager
SUBJECT: Highland Estates PUD, PZ-1045
Robert Bulthaup, applicant
The Department of Planning Services has reviewed the proposed Landscape Plan for the PUD
Change of Zone application and offers the following comments:
On-site landscape treatment consists of a scattered evergreen and deciduous trees at the entry
sign area, west side of Highland Lane . There is no discussion regarding ground treatment and
shrub layer. Prior to recording the Change of Zone plat, the applicant shall provide clarification
of proposed plant material concept and design. Additionally, the applicant shall address the on-
%'site landscape treatment, including the proposed uses associated with the agricultural outlot as
discussed in the Sketch Plan comments.
There site appears to not have existing vegetation. Should there be plant material on site, the
Landscape Plan shall identify the location and delineate the material as a single circle with a
point in the middle of the circle. New plant material to be added to the site shall be delineated
as a single circle with a "+" in the middle. The Landscape Plan should reflect the proper
identification of known plant material, including a general note specific to the native pasture
grasses, as currently exists on site.
The Sketch Plan identified a trail system within the southern open space associated with this
development, however, the trail appeared to not connect with any regional or local trial network.
Staff suggested that the applicant consider providing additional trails on-site, perhaps
incorporating the oil and gas access road along the western edge of the property. From the
materials submitted, the concept of an internal trail system appears to have not come to fruition.
The Sketch Plan comments requested additional information describing all ground surface
landscape treatment, including the turf areas and whether this material will be seeded or
sodded, and if seeded the method of installation. The applicant has not identified the seed mix
for the proposed development area on the Landscape Plan. Prior to recording the Change of
Zone plat, the applicant shall outline the proposed maintenance and propagation measures of
the herbaceous layer for this development.
Landscaping materials as indicated in the approved Landscape Plan shall be maintained at all
times. Dead or diseased plant materials shall be replaced with materials of similar quantity and
quality at the earliest possible time.
The applicant shall demonstrate how the proposed plant material will be watered, thus ensuring
adequate growth and established of the feeder root system. Further, the applicant shall provide
evidence that the tap from Left Hand Water District is permitted to provide irrigation water to the
landscaped areas, including the open space as delineated on the plats.
The Sketch Plan comments requested additional information describing the mail box kiosk or
the student bus shelter on the Landscape Plan. There is a call-out for the general vicinity for
this structure, however, it is nuclear how each structural element will interact with the
overall site design and layout. Staff requests a detailed design study demonstrating that the
structures work functionally within the site, including the traffic flow into, out of and within this
proposed development. The Department of Building Inspection should review the proposed bus
stop building for compliance with all applicable codes as warranted.
As previously stated, the Sketch Plan comments requested additional information and a higher
level of detail specific to the Landscape Plan as part of the Change of Zone application. Staff
has not received in this application submittal the detailed studies requested. Prior to submitting
the Change of Zone plats, the applicant shall provide said studies to the Department of
Planning Services for review and approval. All detailed studies shall be placed on the plat as
part of the recorded documents. Detailed studies shall be of the entrance sign and bus and
mail pull-out.
The applicant shall enter into an Improvements Agreement according to policy regarding
collateral for improvements and post adequate collateral for parking and landscaping
requirements. The agreement and form of collateral shall be reviewed by County Staff and
accepted by the Board of County Commissioners prior to recording the COZ plat. The Sketch
Plan comments requested that a preliminary copy of this agreement shall be submitted with the
Change of Zone application. The materials submitted for review in this referral did not include
such a document.
Additional comments are provided based on the review of the submitted documents:
It should be stated in the Notes on the Plat, that the Open Space and Agricultural Lots are non-
buildable for residential structures or structures providing habitable space.
The emergency equipment and access road easements as noted on the plat are for the benefit
of whom. The application text states that the access roads are for the Mountain View Fire
Protection District, however, the location of the road adjacent to the southern boundary dopes
not appear to be prudent in expediting the emergency access vehicle to the emergency. It is
A suggested that the access road utilize the loop road as an extension to the cul-de-sac as one
option or as a second option, align the road with the southern edge of the existing right-of-way
for an undocumented easement. For clarification, see attached sketch of proposed emergency
access alignment.
A Ditch Agreement was not included in the reviewed materials, however, the question presents
itself of access to a proposed access road for both oil and gas encumbrances and the ditch
company. Further, there is not a description as to how the existing wire fence will be
accommodated for this access. A detailed study is requested delineating how this will be
addressed, and if appropriate, a written sing-off from the Ditch Company be provided prior to
recording the Change of Zone plat.
The plat delineates Highland Lane, a north-south internal road as crossing a right-of-way
easement Reception Number 2467785, Book 1522. There was no evidence of an agreement
' included in the referral addressing this issue, or that an agreement was in place for the access
road to cross this right-of-way. The applicant shall provide such a document prior to recording
the Change of Zone plat.
The application materials state that 2 equine per Lot are permitted, a waiver from the bulk
standards for the Estate Zone District. The materials further state that there are no activities on
site that would cause water pollution. What the application materials do not state is what the
waste handling plan is for this development and how it will be handled. Further there is not a
/ discussion provided concerning stormwater runoff and drainage. The application materials do
state that a Final Drainage study will be provided with the Final Plat documents. Given that
equine are permitted on site, it is strongly suggested that a sign-off of the stormwater plan and
report be approved by the Department of Public Works prior to recording the Change of Zone
plat.
Comments made during the Change of Zone phase may not be all inclusive, as other concerns
or issues may arise during the remaining application processes.
End Memorandum.
Is� MEMORANDUM
TO: Jacqueline Hatch, Planner
wine
COLORADO DATE: May 25, 2004
FROM: Kim Ogle, Planning Manager
SUBJECT: Highland Estates PUD, PZ-1045
Robert Bulthaup, applicant
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igoic,„:4-- MEMORANDUM
wine TO: Jacqueline Hatch, Planner
COLORADO DATE: May 25, 2004
FROM: Kim Ogle, Planning Manager
SUBJECT: Highland Estates PUD, PZ-1045
Robert Bulthaup, applicant
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:4§ 1scWeld County Referral
'III
May 24, 2004
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Highland Acquisition Group Case Number PZ-1045
Please Reply By June 21, 2004 Planner Jacqueline Hatch
Project Change of Zone from (A) Agriculture to PUD (Highland Estates)for nine (9) lots
with (E) Estate Uses (17acres)and two (2) non-residential outlots (13 acres)for
open space and one (1)agricultural outlot (24 acres)
Legal Lot B RE-3105 N2NW4 of Section 5, Ti N, R68 W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to Hwy 52 and approximately 1/4 mile east of CR 3. I
Parcel Number 1467 05 000030 I
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) July 20, 2004
O We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
O/Ve have reviewed the request and find no conflicts with our interests.
10
See attached letter.
Comments:
•
Signature 0 Date S a r-(Kt
Agency / 'I L li/ SA r%Con
+Weld County Planning Dept. ❖1555 N. 17th Ave. Greeley,CO.80631 ❖(970)353-6100 ext.3540 4(970)304-6498 fax
Kitt i64ip.
DEPARTMENT OF BUILDING INSPECTION
Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO 80631
lID WEBSITE: www.co.weld.co.us
Phone (970) 353-6100, Ext. 3540
Fax (970) 304-6498
COLORADO
May 28, 2004
Highland Acquisition Group
Chang of zone from (A) Agricultural to PUD (Highland Estates)
PZ-1045
1. A separate building permit shall be obtained prior to the construction of any building.
2. A plan review is required for each building. 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 Intemational Residential Code; 2003
Intemational Building Code; 2003 International Mechanical Code; 2003 Intemational Plumbing Code;
2003 Intemational Fuel Gas Code; 2002 National Electrical Code and Chapter 29 of the Weld County
Code.
j 4. Each building will require an engineered foundation based on a site specific geotechnical report or
\J an open hole inspection performed by a Colorado registered engineer. Engineered foundations shall
be designed by a Colorado registered engineer.
5. Fire resistance of walls and openings, construction requirements, maximum building height and
allowable areas will be reviewed at the plan review. Setback and offset distances shall be
determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with the 2003 International Building Code for the
purpose of determining the maximum building size and height for various uses and types of
construction and to determine compliance with the Bulk Requirements from Chapter 23 of the Weld
County Code. Building height shall be measured in accordance with Chapter 23 of the Weld County
Code in order to determine compliance with offset and setback requirements. When measuring
buildings to determine offset and setback requirements, buildings are measured to the farthest
projection from the building. Property lines shall be clearly identified and all property pins shall be
staked prior to the first site inspection.
Please contact me for any further information regarding this project.
Si rely,
o e Vigi
Chief Inspector
Weld County Planning Department
GREELEY OFFICE
0 Xcel Energy- JUN - 2 2009 Siting and Land Rights
PUBLIC SERVICE COMPANY RECEIVED 55015th Street,Suite 700
Denver,Colorado 80202-4256
May 28, 2004 Telephone:303.571.7799
Facsimile:303.571.7877
WELD COUNTY PLANNING DEPT.
1555 N. 17TH AVE.
GREELEY, CO 80631
Re: Highland Weld LLC (Jacqueline Hatch)
Public Service Company of Colorado (PSCo) has reviewed the development plans for Highland
Weld LLC. To ensure that adequate utility easements are available within this development,
PSCo requests that the following dedication language or plat note, be placed on the preliminary
and final plats for the subdivision:
Eight-foot(87 wide utility easements are hereby granted on private property
adjacent to the front and rear lot lines of each lot in the subdivision or
platted area including lots, tracts, parcels and/or open space areas. These
easements are dedicated for the installation, maintenance, and replacement
of electric, gas, television cable, and telecommunications facilities. Utilities
shall also be permitted within any access easements and private streets in
the subdivision. Permanent structures and water meters shall not be
permitted within said utility easements.
PSCo also requests that these utility easements be depicted graphically on the preliminary and
final plats. While these easements should accommodate the majority of utilities to be installed in
the subdivision, additional utility easements may be required as planning and building
progresses for this and surrounding developments.
As a safety precaution, PSCo would like to remind the developer to call the Utility Notification
Center, at 1-800-922-1987, to have all utilities located prior to construction. If PSCo has
existing gas or electric distribution facilities in this area, the developer should contact PSCo's
Engineering Department at (303) 425-3867, regarding the use or relocation of these facilities
and/or any grading activities on or near these lines.
If you have any questions about this referral response, please contact me at (303) 571-7735.
Th c You,
Ka ryn
ryn
C ract i t-of-Way Processor
•
Weld County Planning Department
G4EELFY OFFICE ��
JUN 2 3 2004 St. rain Valley
RECEIVED School District
June 21,2004
Jacqueline Hatch
Weld County Planning Department
1555 N. 17th Ave.
Greeley,CO 80631
RE: Highland Estates Change of Zone (Situate in the NW%of Section 5, TIN, R68W)
Dear Jacqueline:
Thank you for referring Highland Estates Change of Zone to the School District. The District reviews development proposal
primarily in terms of (1) available school capacity (2) required land dedications and/or cash-in-lieu fees, and (3) transportation
considerations and has the following comments concerning this application.
(11.SCHOOL CAPACITY
The Board of Education has established a District-wide policy of opposing new developments that add to the student enrollment
of overcrowded schools prior to the District's ability to provide needed facilities. Overcrowded schools are those that are
projected to be at or above 125% of their capacity within 5 years. The Board has determined that school facilities operating
beyond the 125%threshold impose costs on the District that begin to affect its ability to adequately provide educational services
to the public. Because of the burden created on the District once a school exceeds 125% of capacity, the District cannot
support a plat until there is a known date for capacity relief. Typically capacity relief can be established once the Board of
Education sets a construction schedule for a new facility, sometime after a successful bond election. Once the date of capacity
relief is known, the Planning Department can work with the developer on an appropriate phasing plan that coincides the
completion of new residential units with the addition of school capacity for the feeder. Current capacity for this feeder is noted
in the chart below.
CAPACITY INFORMATION CAPACITY BENCHMARK
(Includes projected students,plus developments student impact)
School Building Stdts. Stdt. 2004-2005 2005-2006 2006-2007 2007-2008 2008-2009
Level Capacity Oct-03 Impact Stdts Cap. Stdts Cap. Stdts Cap. Stdts Cap. stdts cap.
Elementary 552 510 3 557 101% 629 114% 699 127% 770 139% 859 156%
Middle/Senior 618 573 3 610 99°/ M,,,,, ,,.,
Middle' 704 262 1 „' 327 46% 359 51% 399 57% 447 63%
High* 750 311 2 .. '. 363 48% 408 54% 449 60% 500 67%
Total 1170 6 1167 1319 1466 1618 1806
'Capacity is tentative pending the opening of the high school facility in 2005.
The County and applicant should also be aware that the School Board has developed a mitigation policy that would allow the
District to change its referral response for overcapacity schools. Under the policy, should an applicant wish to begin
construction on a residential development prior to the District's ability to provide additional capacity, the applicant may mitigate
the development's impact on the feeder by agreeing to a voluntary, per-unit payment. Funds would be used to provide
permanent or temporary capacity within the impacted feeder. The Planning Department would be happy to discuss this type of
mitigation for the proposal with either the County or the applicant.
Specific comments concerning this proposal regarding School Capacity are as follows:
• This application will add 9 new single-family dwelling units with a potential impact of 6 additional student in the Erie
Elementary and Erie Middle/Senior High School Feeder. The "Stdt. Impact" column in the above chart breaks
down the development proposal's student impact by grade level.
• Of the schools in this feeder,the elementary is expected to exceed 125%of its capacity in 5 years with the addition of
students from this development. For this reason, it is possible the School District will not support future plat
applications related to this change of zone.
• Currently it is unknown when the School District can accommodate future students in this feeder. Erie High School will
be opening during the 2005-06 school year and will relieve crowding at the middle and senior levels. However, at the
elementary level, no timeline has been established for the elementary school approved in the 2002 bond and capacity
relief remains undetermined. Once the timeline for this school is established, this office will add the new capacity into
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY, LONGMONT,CO 80501.SCOTT
TOILLION, DIRECTOR.PHONE 303-682-7229. FAX 303-682-7344.
the 5-year projection in the chart above. Differing rates of residential growth in parts of the District and the budgeting of
operating funds to staff new schools both affect the construction schedule of individual projects.
(2) LAND DEDICATIONS AND CASH IN-LIEU FEES
The land dedication/cash in-lieu policy of the District requires the dedication of land with the adjacent infrastructure and/or
payment of an equivalent cash-in-lieu (CIL) fee based on the student yield of the development. CIL fees only provide funds for
land acquisition, which is only a small component of providing additional school capacity for a feeder. Specific comments
regarding land dedications and CIL fees for this referral are as follows:
• The School District does not anticipate the need for additional school land in this area and does not request a
dedication at this time.
• Since no land dedication is requested,CIL fees will be assessed per the attached chart.
3)TRANSPORTATION
Transportation considerations for a project deal with bussing and pedestrian access to and from the subdivision. Pedestrian
access, in particular, is an important goal of the School District in order to facilitate community connection to facilities and to
minimize transportation costs.Specific comments for this application are as follows:
• Bussing for this project, under the current boundaries,would most likely be provided.
• The location of the bus pullout is acceptable to the District. Please contact Rick Ring with Transportation at 303/682-
7253 to verify that the size is adequate to accommodate a school bus.
• Pedestrian access to nearby schools is not a consideration for this application.
GENERAL COMMENTS
The recommendation of the District noted above applies to the attendance boundaries current as of the date of this letter. As
new school facilities are constructed under the approved 2002 bond, this project's attendance area and capacity could be
affected in the future. Under current boundaries,transportation would most likely be provided.
If you have any further questions or concerns regarding this referral, please feel free to contact me via e-mail at
searue olen@stvrain.k12.co.us or at the number below.
Sincerely,
2 len Segrue,AIC
Planning Specialist
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY,LONGMONT,CO 80501.SCOTT
TOILLION,DIRECTOR.PHONE 303-682-7229. FAX 303-682-7344.
School .inning Highlan.. Itates
Standards And Change of Zone
Calculation of Weld County
Land Dedication Requirements
Single Family
School Planning Standards
Number Projected Student Site Size Acres of Developed
Of Student Facility Standard Land Land Cash-in-lieu
Units Yield Standard Acres Contribution Value Contribution
Elementary 9 0.35 525 10 0.06000 $35,000
3.15 Number of Students = No. of Units *Student Yield
Equation: (Number of Students/Elem. Student Facility Size) *Elem. Site Size Standard= Acres of Land Contribution
Middle Level 9 0.14 750 25 0.04200 $35,000
1.26 Number of Students = No. of Units *Student Yield
Equation: (Number of Students/Middle Student Facility Size) *Middle Site Size Standard= Acres of Land Contribution
High School 9 0.17 1200 50 0.06375 $35,000
1.53 Number of Students = No. of Unit *Student Yield
Equation: (Number of Students/High School Student Facility Size) *High School Site Size Standard =Acres of Land Contribution
Total 9 5.94 0.16575 $35,000 $5,801
Equation: Elem.Acreage+Middle Acreage+High School Acreage=Total Acres of Land Contribution
Single Family Student Yield is .63 $645
Per Unit
6/21/2004 Planning Department
`AkiA /5 iip"---%H4D Weld Co GR " ` alp ounty Referral
' JUN 4 2004
May 24, 2004
C. RECEIVED
COLORADO ftf
The Weld County Department of Planning Services has received the following item for review: A9gycuai
Applicant Highland Acquisition Group Case Number PZ-1045 SOD
Please Reply By June 21, 2004 Planner Jacqueline Hatch
Project Change of Zone from (A)Agriculture to PUD (Highland Estates)for nine (9) lots
with (E) Estate Uses (17acres) and two (2) non-residential outlots (13 acres)for
open space and one (1) agricultural outlot (24 acres)
Legal Lot B RE-3105 N2NW4 of Section 5, Ti N, R68 W of the 6th P.M., Weld County,
Colorado.
, Loc South of and adjacent to Hwy 52 and approximately 1/4 mile east of CR 3,
1467 05 000030
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) July 20, 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.
❑ See attached letter. n W ��1t
Comments: -46 Ed€ RO ruud is CC sourtc. of +kJ-
h c 't r (i ew . Pts oF -Fad.a,.es dab no pe rrn;t lots
bwn o fp(i e d for.
Signature 4(40 _ I a y Date 10/61101.71
•
Agency War- Access
Weld County Planning Dept. +1555 N. 17th Ave.Greeley, CO. 80631 +(970)353-6100 ext.3540 :•(970)304-6498 fax
Weld County Pm F.-n':-- . 'vant
kGREED E
& •••( ii" Weld County Referral
��tpn
May 24;Ibc "
WID €.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Hichland Acquisition Group Case Number PZ-1045
Please Reply By June 21, 2004 Planner Jacqueline Hatch
Project Change of Zone from (A)Agriculture to PUD (Highland Estates) for nine (9) lots
with (E) Estate Uses (17acres) and two (2) non-residential outlots (13 acres) for
open space and one (1) agricultural outlot (24 acres)
Legal Lot B RE-3105 N2NW4 of Section 5, T1 N, R68 W of the 6th P.M., Weld County,
Colorado. ,
Location South of and adjacent to Hwy 52 and approximately 1/4 mile east of CR 3.
Parcel Number 1467 05 000030 :
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.
MAY 2 ;; 21lrp
Weld County Planning Commission Hearing (if applicable) July 20, 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.
See attached letter.
Comments:
Signature ir-ct\c„d Date (cp (, ` k,q
Agency C -.C.7ta3-- #c c- 0i s\---t- c_1—
:•Weld County Planning Dept. 41555 N. 17th Ave.Greeley, CO. 80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
*ouNTA/4, MOUNTAIN VIEW FIRE PROTECTION DISTRICT
�+ a Administrative Office:
9119 County Line Road• Longmont, CO 80501
(303) 772-0710• FAX (303) 651-7702
VIEW
June 1 I, 2004
Ms. Jacqueline Hatch
Weld County Planning Department
1555 North 17th Avenue
Greeley, CO 80631
Dear Ms. Hatch:
I have reviewed the submitted material pertaining to the Change of Zone for the Highland Estates
Subdivision (Case Number: PZ-1045). The Fire District does not object to the proposed Change
in Zone and subsequent development, provided the development is able to meet the requirements
of the Fire District. MI applicable codes as they pertain to water supply, fire hydrant locations,
and fire department access must be met.
The Fire District reserves the right to make further comments as development proceeds. Nothing
in this review is intended to authorize or approve of any aspect of this project that does not
comply with all applicable codes and standards. We appreciate being involved in the planning
process, should you have any questions, please contact me at(303) 772-0710.
Sincerely,
LuAnn Penfold
Fire Marshal
LMP/lp
cc: project file
Ip06.11.04
Station 1 Station 2 Station 3 Station 4 Station 5 Station 6 Station 7
9119 Cnty Line Rd. 10971 WCR 13 P.O.Box 575 P.O.Box 11 10911 Dobbin Run 50 Bonanza Dr. P.O.Box 40
Longmont,CO Longmont,CO 299 Palmer Ave. 8500 Niwot Road Lafayette,CO Erie,CO 100 So.Forest St.
00501 80504 Mead,CO 80542 Niwot,CO 80544 80026 80516 Dacono,CO 80514
4jkfr \
MEMORANDUM
TO: Jacqueline Hatch, Planner DATE: 08-June-2004
ID W� Ci FROM: Peter Schei, P.E., Ci eer,Public Works Department
COLORADO SUBJECT: PZ-1045 Highland Fa ,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:
❑ SH 52 is classified as a Colorado State Highway. The applicant shall contact the Colorado Department of Transportation(CDOT)
regarding review of this proposed PUD adjacent to SH 52. The applicant shall provide written proof of an access permit and
coordination with CDOT requirements prior to any change of zone hearing: rights-of-way, reservations, improvements, and
future expansion.
❑ The SH 52 right-of-way is not clearly dimensioned or labeled on the change of zone plat. The applicant must correct the change
of zone plat.
----0 SH 52 serving this PUD is be paved. A traffic study is not currently required, based on the proposal of limited development and
anticipated traffic impact on surrounding roads. This development will add approximately 100 trips per day to SH 52.
Internal Roadways:
❑ The Road Cross-Section shall be amended to show a 15-inch diameter culvert as per County Code on the change of zone plat.
❑ The right-of-way easement bisecting the development property is not explained, dimensioned, nor labeled in the change of zone
materials. The applicant must address this on the change of zone plat.
❑ The internal roadway right-of-way shall be 60-feet in width including cul-de-sacs with a 65- foot radius, and dedicated to the
public. The typical roadway cross-section of interior roadway shall 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.
❑ Stop signs and street name sign locations must be shown on the final roadway construction plans. Stop signs and street name
signs will be required at SH 52.
U Easements shall be shown on the final plat in accordance with County standards (Sec.24-7-60) and / or Utility Board
recommendations. "Easements shall follow rear and side lot lines whenever practical and shall have a minimum total width of
twenty(20) feet apportioned equally on abutting properties. Where front line easements are required, a minimum of fifteen(15)
feet shall be allocated as a utility easement."
❑ Intersection sight distance triangles at the development entrance will be required. All landscaping within the triangles must be
less than 3'/z feet in height at maturity,and noted on the final roadway plans.
❑ The applicant shall submit to Public Works stamped,signed and dated final plat 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."
❑ The applicant shall provide a pavement design prepared by a professional engineer along with the final plan submittal.
U The applicant shall submit an Improvements Agreement According to Policy Regarding Collateral For Improvements (Private
Road Maintenance) with the final plan application. This agreement must be reviewed by Public Works and shall be approved by
the Board of County Commissioners(BOCC)prior to recording the final plat.
Page 1of2 __
')rainaee•
❑ The Final Drainage Report for Highland Farms PUD,dated May 14,2004,by LANDPROfessionals, LLC is satisfactory.
❑ The applicant must explain the 20-foot dimension with-respect-to the ditch called out on the change of zone plat. This appears to
be the total ditch width. The 45-foot ditch right-of-way appears to be measured from the edge of the ditch. This must be clearly
explained on the change of zone plat.
❑ The applicant must explain the Gentry Drainage Ditch/ Lower Boulder Ditch. The Public Works Department finds it confusing
to have the Lower Boulder Ditch referenced as the Gentry Drainage Ditch on the change of zone plat. The applicant shall address
this ambiguity and make appropriate corrections to the change of zone plat.
❑ 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.
❑ The final drainage report shall include a flood hazard review documenting any FEMA defined floodways. The engineer shall
reference the specific map panel number, including date. The development site shall be located on the copy of the FEMA map.
❑ The applicant shall prepare a construction detail for typical lot grading with respect to drainage for the final application. Front,
rear and side slopes around building envelopes must be addressed. In addition, drainage for rear and side lot line swales shall be
considered. Building envelopes must be planned to avoid storm water flows, while taking into account adjacent drainage
mitigation.
❑ 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-1045 Highland Farms,PUD(Zone Change).doc
,— Email&Original: Planner
PC by Post: Applicant7q d,vw✓' �10
PC by Post: Engineer J
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HN 17 2004
Weld County Referral .;
vED
111 ID May 24, 2004
et ,
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Highland Acquisition Group Case Number PZ-1045
Please Reply By June 21, 2004 Planner Jacqueline Hatch
Project Change of Zone from (A)Agriculture to PUD (Highland Estates) for nine (9) lots
with (E) Estate Uses (17acres) and two (2) non-residential outlots (13 acres)for
open space and one (1) agricultural outlot (24 acres)
Legal Lot B RE-3105 N2NW4 of Section 5, T1 N, R68 W of the 6th P.M., Weld County,
Colorado.
Location South of and adjacent to Hwy 52 and approximately 1/4 mile east of CR 3.
Parcel Number 1467 05 000030
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) July 20, 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.
a See attached letter.
Comments:
Signature Date /51O 4/a
Agency /4/(1“
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
MEMORANDUM
To: Jacqueline Hat l
From: David Tuttle L'
Date: June 15, 200
Subject: PZ-1045
The sheriff's 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 and address numbers 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. Individual addresses also need to be clearly
visible for each residential site.
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. If there is an oil or gas well within this sub-division. This needs to be fenced
off in order to mitigate the potential for tampering. These facilities are known
to create an attractive nuisance for young people. Tampering not only creates
a significant danger to safety but also of environmental damage with extensive
mitigation and clean-up costs.
The Sheriffs 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.
To Whom It May Concern:
I have reviewed the documents for the Highland Farms 9 lot PUD in Southwestern Weld County.
The PUD is within the jurisdiction of the Erie Post Office. I find that the proposed mail box siting
within the PUD is satisfactory to the Erie Post Office.
1
%C
//A 9 79_3
Postman er Date
Lauren Light
From: Fogg, Peter[pfogg@co.boulder.co.us]
Sent: Wednesday, November 12, 2003 10:37 AM
1°: Lauren Light (E-mail)
'3ject: Referrals for Subdivisions at SH 52
Dear Ns. Light - I apologize for the delay in response. The referrals ended up getting
routed to another office. We have reviewed the proposals and have no issues with them
Regards,
Peter L. Fogg
Manager, Long Range Division
1
July 9, 2004
TO: JACQUELINE HATCH, PLANNR
FROM: LIN DODGE, BUILDING TECH
RE: REFERRAL NOTES FOR PZ-1045 - HIGHLAND FARMS PUD
1. Highland Estates Subdivision (S-24) is existing - cannot duplicate name.
2. Please reference Weld County Ordinance 2003-6, The Weld County
Addressing Code, Section 2-13-70, H-1-a-7, which requires cul-de-sacs
running east and west to be called "Place" and cul-de-sacs running north and
south to be called "Way".
•
HIGHLAND FARMS PUD Developer: Highland Acquisition
Case #PZ-1045 (Change of Zone from Ag to PUD) Lauren Light/LandPro
PT N2NW4 5-1-68 Planner: Jaqueline Hatch
ZONED PUD/ESTATE
IS NOT IN FLOOD PLAIN (0850C)
IS NOT IN STORM WATER PROJECT AREA
RIF AREA #2
LEFT HAND WATER DISTRICT
ENGINEERED INDIVIDUAL SEPTIC SYSTEMS
NATURAL GAS - KINDER-MORGAN
UNITED POWER
QWEST COMMUNICATIONS
RE-1J, ST VRAIN SCHOOL DISTRICT
MOUNTAIN VIEW FPD
ERIE PO
STANDARD ESTATE ZONE BULK REQUIREMENTS
9 RESIDENTIAL LOTS W/1 AG LOT
(Residential Lots have building envelopes)
Lot 1 1245 Highland Lane
Lot 2 1241 Highland Lane
Lot 3 1238 Highland Lane
Lot 4 1242 Highland Lane -or-
1242 Highland Court
Lot 5 1246 Highland Court
Lot 6 1250 Highland Court
Lot 7 1252 Highland Court
Lot 8 1247 Highland Court
Lot 9 1246 Highland Lane -or-
1243 Highland Court
LIN DODGE
7/9/04
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•
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER ov.cozo
Division of Water Resources Weld County Planning Department Department of Natural Resources GREELEY OFFICE o
k*
1313 Sherman Street, Room 818
Denver,Colorado 80203 JUN 14 2004 .1876*
Phone(303)866-3581
FAX(303)866-3589 Bill Owens
www.water.state.co.us RECEIVED Governor
Russell George
June 9, 2004 Executive Director
Hal D.Simpson,P.E.
State Engineer
Jacqueline Hatch
Weld County Planning Dept.
1555 N. 17th Ave.
Greeley, CO 80631 -
Re: Highland Estates, PZ-1045
Sec. 5,TIN, R68W, 6TH PM
Water Division 1,Water District 6
Dear Jacqueline Hatch:
We have reviewed the above referenced proposal to subdivide approximately 56 acres
into 9 residential lots, 2 non-residential outlots and one agricultural outlot. The Water Supply
Information Summary requested in the State Engineers memorandum of August 7, 1995 was not
included and no water supply requirements were identified. The proposed water source according
to-the subdivision referral is Left Hand Water District (District), however, a letter of commitment of
service was not provided.
Based upon the above and pursuant to Section 30-28.136(1)(h)(II), the State Engineer's
Office has not received enough information to render an opinion regarding the potential for
causing material injury to decreed water rights, or the adequacy of the proposed water supply.
If you have any questions in this matter, please contact Joanna William f this office.
----- - ---- - - - -Sincer ly - --
t
William H. Fron ak, Esq., P.E.
Chief of Water Supply
WHF/JMW
cc: Jim Hall, Division 1 Office
Water Supply Branch
Subdivision file
STATE OF COLORADO
^OFFICE OF THE STATE ENGINEER Weld County Planning Department a �o
vision of Water Resources PR,F[ F'r T'rICE
Department of Natural Resources re/\
1313 Sherman Street, Room 818
JUL 09 2004
Denver,Colorado 80203 �^,p�r V 's 1876 r '
Phone(303)866-3581 R 6. E E® Owens
en
FAX(303)866-3589
Bill O
www.water.state.co.us July 7, 2004 Governor
Russell George
Executive Director
Jacqueline Hatch Hal D.Simpson,RE.
Weld County Planning Dept. State Engineer
1555 N. 17th Ave.
Greeley, CO 80631
Re: Highland Estates, PZ-1045
Section 5, TIN, R68W, 6th PM
Water Division 1, Water District 6
Dear Jacqueline Hatch:
We have reviewed the above referenced proposal to subdivide approximately 56-
acres into 9 residential lots, 2 non-residential outlots and one agricultural outlot. The
proposed water source is the Left Hand Water District (District) and a water tap
agreement was provided.
The District will supply treated water to the development, charging fees for the
water supply on a per tap basis payable prior to activation of the tap. As a condition of
activation of the purchased taps, the applicant must transfer 1.325 units of Colorado Big
Thompson (CBT) for each tap purchased. The District currently has an adequate
uncommitted water supply to serve the proposed development, based on the records
available in the State Engineer's Office and the requirement to transfer CBT water to the
District prior to activation of the taps.
Pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State Engineer's Office offers
the opinion that the proposed water supply will not cause material injury to existing water
rights, and with the Left Hand Water District serving the proposal, the supply is expected
to be adequate.
If you have any questions in this matter, please contact Joanna Williams of this
office.
Sincerely,
William H. Fronczak, Esq., P.E.
Chief of Water Supply
WHF/JMW
CC: Jim Hall, Division 1 Office
Water Supply Branch
`A` Subdivision File
District File
Hello