HomeMy WebLinkAbout20042141 _Weld County Planning Department
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Atki\ seis MEMORANDUM R.-.
TO: Chris Gathman,Planner I DATE: 12-August-2003
WI ID QC. FROM: Peter Schei,P.E., Civil eer, Public Works Department
COLORADO SUBJECT: PZ-521 Gloraloma Estates 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 19 is classified by the County as a collector road and requires a minimum 80-foot right-of-way. The applicant shall verify the
existing right-of-way. The documents creating the right-of-way shall be noted on the change of zone plat. A 40-foot right-of-way
shall be dedicated on the final plat. The change of zone plat shall label the CR 19 right-of-way as, "40-foot County Road Right-
Of-Way,to be dedicated on Final Plat."
❑ CR 19 serving this PUD is paved. This development will add approximately 200 trips per day to CR 19.
❑ CR 22 is classified by the County as a local graveled road and requires a minimum 60-foot right-of-way. The applicant shall show
CR 22 (Sheets C-P.3 & C-P.4) and dimension the 60-foot right-of-way shown on the change of zone plat. The applicant shall
verify the existing right-of-way,noting the inception documents on the change of zone plat.
❑ The Gloraloma Traffic Impact Study, dated September 6, 2002,by Eugene G. Coppola,P.E. in its initial form is acceptable. The
traffic impact study shall be resubmitted(signed, stamped and dated) with the correct number of residences reflected in the study
with the final plat materials. Currently, there are 20 residences proposed for Gloraloma Estates PUD.
Internal Roadways:
❑ County Code requires that PUD developments pave internal roadways. This development accesses paved County Road.19.
❑ 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 Gloraloma Way cul-de-sac shall be amended to a minimum 65-foot radius on the change of zone plat. The Linda Lane cul-
de-sac shall be modified to a minimum 65-foot radius on the change of zone plat.
❑ The Road Typical Sections shown throughout the drawings of the Gloraloma Estates PUD Zone Change Plat shall be corrected to
show a minimum 15-inch diameter culvert per County Code, paved 12-foot travel lanes (clearly labeled "paved") on the change
of zone plat, and proper 24-foot edge-of-pavement dimension.
❑ The applicant shall modify the road layout(C2,C3, C28, C29, C38, C40)to coincide with minimum"curb"/turn radii of 20-feet
as per County Code 8-2-40 on the change of zone plat.
❑ The applicant shall address Tract A, which appears to have two additional accesses to CR 19 in addition to the two accesses on
CR22 (Don Drive & Gloraloma Way). Tract A appears to be a wholly separate development entity, isolated from the proposed
20-lot PUD, without any shared land connection between them on the development. The Public Works Department has amiably
agreed with the proposed 20-lot development and two separated access points on CR 22.
o This separate building site(Tract A)does not access a public internal street system,County Code Sec. 24-7-20-A-1.
o A second access may be permitted to internal subdivision lots onto internal subdivision roads only. All driveways
shall be off the internal subdivision road system, County Code Sec. 24-7-20-A-6.
o Each new lot shall be provided with an adequate access to an internal public street,County Code Sec.24-7-40-F.
o No direct residential access to a section line roadway shall be allowed, County Code Sec.24-7-50-K.
❑ The applicant shall provide a pavement design prepared by a professional engineer along with the final plan submittal.
„,..p Intersection sight distance triangles at all (including proposed Tract A) development entrances shall be shown on the resubmitted
change of zone plat. All landscaping within the triangles must be less than 3'/z feet in height at maturity, and noted on the final
Page 1 of 2 EXHIBIT „ "..^,
T
2004-2141
roadway plans.
❑ The applicant must address the proposed 15-foot wide gravel road for oil well and irrigation access. This road crosses Outlot A,
an adjacent parcel owned by `others', Tract A, and then ends at the adjacent parcel owned by `others'. It is odd this road crosses
the narrow parcel and then parallels it to the lot mass. The applicant must submit verification from the `others' property owner
for this roadway in writing to Public Works. The easement is not shown crossing the 'others' property. The applicant shall clear
this item with all parties and with Public Works.
❑ 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." The applicant shall show and dimension 20-foot perimeter easements for the parcel
on Sheet 2 of the Zone Change Plat for Distant Thunder PUD.
❑ 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."
Drainage:
❑ The Preliminary Drainage Report—Gloraloma Estates PUD dated April 2003, by Pickett Engineering, Inc. in its initial form is
acceptable.
o The final drainage report must compare the historic and developed flows(runoff) in a way that is analogous over the
basins. This would tie the report to the data from the appendices and concisely document the detention
requirements.
o The area south of CR 22 must be more fully investigated for contribution to off-site drainage. A topographical map
of the expanded area will need to be included. A closer investigation of capturing off-site waters by Bull Canal shall
be elaborated upon. It appears the drainage report has assumed any and all drainage south of County Road 22 does
not impact the development. (Rainfall generating less than the 100-storm may possibly fill fields and cross over
roadways.) The applicant shall address the large off-site basin area in the final drainage report.
o Supporting discussion of the on-site lake / reservoir, high water level, and spillway shall be included in the final
drainage report,insuring safety of the proposed residential lots.
❑ 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.
❑ The Preliminary Geotechnical Engineering Report - Proposed 70 Acre Subdivision — Weld County Roads 22 and 19, dated
November 17, 1999,by Terracon is acceptable.
o The report states that shallow groundwater was encountered in soil test holes.
o A note must be placed on the change of zone plat stating that"lots may not accommodate full-depth basements"due
to groundwater levels.
❑ 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 BOCC prior to recording the final plat.
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-52I Gloraloma Estates PUD(Zone Change)
Email&Original: Planner
'C by Post: Applicant Lau;
PC by Post: Engineer R1 ',f{-
Page 2 of 2 w .,
rity ‘t MEMORANDUM
TO: Chris Gathman, W.C. Planning DATE: August 29, 2003
C FROM: Pam Smith, W.C. Department of Public Health and
Environment U,
COLORADO CASE NO.: PZ-521 NAME: Don Owens/Gloraloma Estates
The Weld County Health Department has reviewed this proposal. The applicant proposes a 19 lot
PUD on 105.7 acres. The minimum proposed lot size (2 acres) coupled with the overall density of
one septic system per 2.65 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 states the water will be supplied by Central Weld County Water District.
Sewer will be provided by individual sewage disposal systems. A letter of intent was submitted
from Central Weld County Water District in the application materials.
According to the November 17, 1999 preliminary percolation report from Terracon,the western portion
of the site may be unsuitable for conventional septic systems because of slow perc rates and
groundwater. Groundwater was observed from 2 to 2.3 feet below the ground surface, and
percolation rates were greater than 60 minutes per inch.
The soil conditions identified in this portion of the site generally require much larger, non-
conventional septic systems, such as those that rely on evapotranspiration. There are numerous oil
and gas lines across the property which will also limit placement of septic systems and building
envelopes. Because of these conditions the Department, in the sketch plan comments, requested
that site evaluations and boring logs be conducted throughout the property during the anticipated
seasonal high groundwater(September). That data has not been submitted as requested. Primary
and secondary septic envelopes have been placed on some of the 19 lots(typically where we expect
to see good percolation rates and conventional septic system sizes). However,on the portion of the
property where septic systems are anticipated to be the largest, and where placement of septic
systems is anticipated to be most difficult, septic envelopes are missing. Each of these septic
envelopes should be approximately 16,500 square feet (total evapotranspiration systems for 5
bedrooms — worst case scenario). Additionally, the Department notes the placement of septic
envelopes on some lots and questions the practicality of them, considering access into the lot, utility
line placement, etc. These should be reviewed and adjusted if necessary.
Based on application materials, the property is within the Firestone IGA District, and an annexation
agreement is being negotiated. The availability of connection to a municipal sewer system should be
explored and documentation should be reported back to this Department for review.
The initial impact plan submitted in the application materials appears to address all the
environmental impacts of Section 27-6-40.
Due to the proximity of various agricultural type uses in the vicinity of this development, it is our
opinion that any future property owner should be made aware that these agricultural uses exist and
that they may be exposed to noise,dust,flies,odors, etc. in excess of the common urban experience.
As a result, we recommend that the "Right to Farm" covenant be required to be placed on any
recorded plat.
CASE NO.: PZ-521
NAME: Don Owens/Gloraloma Estates
August 29, 2003
Page 2
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the Central Weld County Water District
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 shall be placed on each lot. All septic system
envelopes must meet all setbacks, including the 100-foot setback to any irrigation ditch.
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, 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-521.doc
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Weld County Referral
' July 30, 2003
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Don & Linda Owens - Case Number PZ-521
Gloraloma Estates
Please Reply By August 29, 2003 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for 20 lots with Estate Uses.
Legal Lot B RE-1921; part SE4 Section 9, T2N, R67W of the 6th P.M., Weld County,
Colorado.
Location North of and adjacent to CR 22; west of and adjacent to CR 19.
Parcel Number 1311 09 400065
^ 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) September 16, 2003
jr; have reviewed the request and find that it does/does not comply with our Comprehensive Plan
p❑yWe have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature oDist; Date CM jy X03
Agency n `“zi��0n r�'{�
:•weld County Planning Dept. •.•1555 N. 17th Ave. Greeley, CO. 80631 .•(970)353-6100 ext.354C :•(970)304-6498 fax
•
Q DEPARTMENT OF BUILDING INSPECTION
�-. Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO
WEBSITE: www.co.weld.co.us
Phone (970) 353-6100, Ext. 3540
' Fax (970) 304-6498
C.
COLORADO
September 2, 2003
Don & Linda Owens - Gloraloma Estates
Change of Zone from (A) Agricultural to PUD for 20 lots with (E) Estate Zone Uses.
PZ-521
1. Building permits shall be obtained prior to the construction of any building or structure.
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.
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 shall be limited to the maximum height allowed per UBC Table 5-B. Wall and
opening protection and limitations shall be in accordance with UBC Table 5-A. Separation of
buildings of mixed occupancy classifications shall be in accordance with UBC Table 3-B and
Chapter 3. Setback and offset distances shall be determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with the 1997 Uniform 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.
r
Please contact me for any further information regarding this project.
Sincerely,
Jeff Reif
Building Official
Service,Teamwork, Integrity,Quality
Weld County Referral
IJuly 30, 2003
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Don & Linda Owens - Case Number PZ-521
Gloraloma Estates
Please Reply By August 29, 2003 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for 20 lots with Estate Uses.
Legal Lot B RE-1921; part SE4 Section 9, T2N, R67W of the 6th P.M., Weld County,
Colorado.
Location North of and adjacent to CR 22; west of and adjacent to CR 19.
Parcel Number 1311 09 400065
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) September 16, 2003
t❑1 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: 4er\ t'€X ff LU fsk,C'(\.ct ct'f'(1.c.)u kcr t4 vet', I CC)
V 1n .k1 Cc j 6C.t I
Signature 'Clan Date — -05
Agency &s-"NA(V) (AMC i\_ks soli.
4Weld County Planning Dept. 41.555 N. 17th Ave.Greeley, OO. 30631 4(970)353-6100 ext.3540 4(970) 304-6498 fax
4 , MEMORANDUM
WCTO: Chris Gathman, Planner II
COLORADO DATE: August 11, 2003
FROM: Kim Ogle, Planner III M"' •
SUBJECT: Change of Zone, PZ-521
Gloraloma Estates PUD
Preliminary Landscape Plan, dated 1-23-2003
This proposal is for a nineteen lot Planned Unit Development (PUD)with outlot's for detention
basins and oil and gas encumbrances. The application materials state that there are twenty
(20) lots within this PUD. This is in conflict with the drawings of record. Future correspondence
shall accurately determine the number of lots within this development. A loop equestrian trail
that is internal to this development is also on site. The site is located within the IGA Boundary
of the Town of Firestone. The application materials state that the applicant is pursuing
annexation with the Town at the same time as the applicant is making an application for the
Change of Zone with the County.
The Department of Planning Services received a Grading Plan for this project, however, staff
will defer to the Department of Public Works concerning comments addressing the on-site
grading, contour intervals, unique physical topography, including any drainage concerns.
r
The Department of Planning Services reviewed the Preliminary Landscape Plan, dated January
23, 2003 and offers the following comments:
The application materials state the entry sign will comply with the County Code, however, the
PUD identification sign is not delineated on the Landscape Plans. The proposed sign for the
development shall conform to Section 23-4-80 of the Weld County Code.
The proposed mail box location shall be located on site in an area that has adequate sight
distance from County Road 19 and the internal access to the Gloraloma Estates PUD.
Evidence shall be provided to Weld County Department of Planning Services from the
applicable Post Office stating that this location meets their design standards and delivery
requirements. Should a single pedestal mail box not be the preferred standard, written
evidence from the applicable Post Office shall be provided stating the contrary.
The proposed school drop off/ pick up location shall be approved by the School District. Written
evidence of compliance with their standards and requirements shall be submitted to the
Department of Planning Services. Should the Weld County Sheriffs office request a school
drop off/ pick up location, this will take precedence, even though the school district does not
require one.
The applicant has not proposed an emergency point of ingress/ egress from County Road 19 or
County Road 22 into the development. All points of ingress and egress shall be approved by
the Fire District. Further all requirements of the Fire District shall be addressed, specific to
weight loads and surface requirements. The Home Owners Association shall be responsible for
maintenance of this road.
SERVICE,TEAMWORK,INTEGRITY,QUALITY
The applicant shall identify a road name for the proposed development and provide written
evidence from all applicable service agencies that the proposed name is in compliance with
their identification/ naming protocol. Further, the applicant shall receive written approval from
the Department of Planning Services/ Building Inspection that the Naming protocol has been
approved as submitted.
The application materials and plat maps state that there are four outlots to be utilized as open
space. The applicant proposes several open space parcels, identified as Outlot on the plans.
Per Section 27-2-60 of the Weld County Code, fifteen percent of the PUD shall be in useable
open space. Based on calculations of this department, the amount of open space has not been
met per Code. Common open space is defined as any useable parcel of land essentially
unimproved and set aside, dedicated, designated or reserved for public or private use or for the
use and enjoyment of the owners or occupants of land adjoining or neighboring such an area.
The open space functions as a separate non-buildable parcel. Each lot shall directly abut the
open space element of the PUD. Given the stated use, it does not appear that this
performance standard of the PUD has been met.
The fifteen foot wide equestrian trail does not appear to connect to any other trails outside of
this development. The applicant shall address connectivity to other developments in the
immediate vicinity. Further, there is not an indication as to how the internal trails connect to
themselves, for instance, what materials and or signage will be placed on site for crossing of
the internal access roads.
The applicant has submitted a proposed plant material location within the open space lot. The
proposed plant material shall be identified and labeled on the Landscape drawing. It shall be
noted that the Home Owners Association shall be responsible for replacing all dead or dying
plant material. It is strongly suggested that the applicant consider utilizing the "Hedgerow"
concept when placing plant material on the berm adjacent to CRs 19 and 22. This concept will
attract wildlife including song birds to the immediate vicinity while providing an attractive and
seasonal interest buffer.
The applicant shall delineate a Landscape legend and provide additional information regarding
the proposed plant material species. At a minimum, the applicant shall identify existing on-site
plant material delineated with a single dot in the center of the circle and proposed additional
plant material with a "+" in the middle of each circle. Further, for Deciduous Trees: Identify
Common, Botanical Name, including cultivar if any. Call out number, size shall be 1.5" calipher
minimum, trees to be balled and burlapped (B&B), guyed and staked in all locations.
Evergreen Trees: Identify Common, Botanical Name, including cultivar if any. Call out number,
size shall be six (6) foot minimum, trees to be balled and burlapped (B&B), guyed and staked in
all locations.
The Deciduous Tree Planting detail number 1, Coniferous Tree Planting detail number 2 and
the Shrub Planting detail number 3 shall be modified to reflect the change in positioning of the
plant in relation to the existing on-site conditions. All plant material shall be planted
approximately two inches above the existing grade, in all situations. Further, tree staking shall
be in a triangulation form for each tree as specified in the drawings, no exceptions.
The application materials state that potable water is provided by Central Weld County Water
District. The Landscape drawings call out irrigated landscape areas, however, there is no
evidence that the water from Central Weld is available to irrigate the landscaped areas.
SERVICE,TEAMWORK,INTEGRITY,QUALITY
Further, there is no evidence that the plant material associated with the berm area is to be
irrigated. Experience has demonstrated that plants take a minimum of two years to establish
themselves. However in droughty conditions this length of time is highly variable and may
actually be longer than two years. The applicant shall provide evidence and documentation to
address the issue of landscape irrigation.
The application materials state there is no vegetation on site, however, the text states there is
an existing grove of cottonwood trees. This grove and associated riparian area shall be clearly
delineated on the Landscape drawings.
Potential water contaminants, either from agricultural runoff, residential fertilizing and pesticide
use or equestrian use may impact subsurface waters, ponds or lakes, irrigation canals and
ditches including adjacent lands. The application documents do not specifically address the
removal of horse manure from the property. The applicant should be required to submit a
waste handling plan for each Filing and demonstrate that the action taken to address this issue
is within the Best Management Practices as defined by CAFO regulations. Further, the
applicant shall obtain a written sign-off from the Department of Public Health and Environment
stating this situation has been addressed and that the department is in agreement with the
proposed mitigation plan.
All structures are required to meet the minimum setbacks from all proposed and existing oil and
gas facilities as outlined in the Weld County Code. Lots that have setback encumbrances
present shall delineate a Building Envelope for the parcel.
The applicant shall provide evidence of an agreement with the properties mineral owners
stipulating that the oil and gas activities have been adequately incorporated into the design of
the site or show evidence that an adequate attempt has been made to mitigate the concerns of
the mineral owners. Evidence shall be submitted to the Department of Planning Services for
review and approval. The plat shall be amended to include any additional four hundred by four
hundred square foot box as possible future drilling sites, should an agreement not be in place.
Further, the applicant shall provide evidence of a surface agreement with the oil and gas entity,
as there are several oil and gas lines crossing the property including and not limited to buildable
parcels, open spcae, detention areas and the development's internal road network.
The length of the internal road network appears to be more than the required 1500 foot length
in several locations. The applicant shall provide additional cul-de-sacs as appropriate to
address this issue. Additionally the applicant shall provide sign-off from the emergency
responders stating that the length of road is within their guidelines and is acceptable.
All Landscape drawings shall delineate a legend and a sheet location map outling the entire
development.
The applicant shall ceck and modify as required the inaccuracies in spelling as required on all
plats.
The applicant elected to not include an Improvements Agreement for Public and Private
improvements associated with this proposed PUD.. The Final Plat shall not be accepted without
this document.
End memorandum.
SERVICE,TEAMWORK,INTEGRITY,QUALITY
Rug 19 03 10: 53a Wes Scott 970,..785 0139 p. 2
Platteville/Gilcrest Fire Protection Dist.
303 Main St. PO Box 407
Platteville, CO 80651-0407
Phone 970-785-2232 x 7/Fax 970-785-0139
August 19, 2003
RE: Glora Loma Estates
Dear Chris Gathman,
I have reviewed the plans for the Glora Loma development and
noticed that there are no fire hydrants. Our district requires a hydrant
every 500 ft. Each hydrant must be able to flow 1000 gpm at a constant
20 psi. There should be a hydrant at both of the entrances into the
development.
Please let me know if this is going to be a gated community. We will
need to discuss access into the development. If you have any questions
please call me. Thank You.
Sincerely,
ezieer-
Russ Kissler
Fire Prevention Officer PGFPD
'.
•
Weld County School District RE-1
Gilcrest • LaSalle •Platteville
P.O. Box 157
14827 W.C.R.42
Gilcrest,CO 80623
Jo Barbie-Redmond, Superintendent Phone 970-737-2403
Bj Stone,Director of Curriculum and Staff Development Fax 970-737-2516
Ed Smith, Director of Auxiliary Services and Personnel Metro 303-629-9337
Jeff Cogburn,Director of Student Achievement
August 9,2003
Weld County Planning Department
Attention: Chris Gathman
1555 North 17th Avenue
Greeley,Colorado 80631
RE: Case Number PZ-521
Dear Mr. Gathman:
We have reviewed the request and have the following comments:
• The site is within the boundaries of Weld County school District RE-l.
�• Weld County School District RE-1 has developed the enclosed methodology for Land Dedication and/or In Lieu Payments.
The current In Lieu Payment amount per single family unit is$1,054.20. The amount is to be paid to the District prior to
approval of final plat.
• The cul-de-sac will need to have a radius of 45 feet or more to accommodate a 78-passenger bus. Road conditions due to
inclement weather may prohibit bus pick-up and drop-off from time-to-time. Potential homeowners should be notified that
road conditions may be a problem for school district transportation
Sincerely, , Q
""`�ti
Jo Barbie
Superintendent of Schools
Enclosure
pc: Don and Linda Owens
Cheryl Brewster,District Accountant
BOARD OF EDUCATION
Larry A.Ewing Cynthia Hochmiller Karl S.Yamaguchi Grant Ritchey Jack Baier Marsha Harris
President Vice President Secretary Treasurer Director Director
Our Total Commitment is to Provide an Exemplary Education and Safe Envrionment for all Students
Weld County School District RE-1 Weld County running Department
GREELEY OFFICE
Gilcrest • LaSalle •Platteville AUG 2 6 ,UB
P.O. Box 157
14827 W.C.R.42
RECE V ED Gilcrest, CO 80623
Jo Barbie-Redmond, Superintendent Phone 970-737-2403
Bj Stone,Director of Curriculum and Staff Development Fax 970-737-2516
Ed Smith,Director of Auxiliary Services and Personnel Metro 303-629-9337
Jeff Cogburn,Director of Student Achievement
August 25,2003
Weld County Planning Department
Attention: Chris Gathman
1555 North 17th Avenue
Greeley,Colorado 80631
RE: Case Number PZ-521
Dear Mr. Gathman:
Weld County School District RE-1 has reached an agreement with Don and Linda Owens regarding the school districts concerns
addressed in a letter to the planning department on August 9,2003. The cul-de-sac will have a radius of 45 feet or more to
accommodate a 78-passenger bus. Don and Linda Owens understand that road conditions due to inclement weather may
prohibit bus pick-up and drop-off from time-to-time. They agree to inform potential homeowners that road conditions may be a
problem for school district transportation. Don and Linda Owens also agree to pay the in lieu payment in the amount of
$21,084.00 to the school district upon the sale of the parcels to a developer. Should each parcel sell individually, Don and Linda
Owens agree to pay the school district the in lieu payment of$1,054.20 for each parcel at the time of sale. Please find the
agreement between the school district and Don and Linda Owens attached,
Sincerely, n
Jo Barbie
Superintendent of Schools
Enclosure
pc: Don and Linda Owens
Cheryl Brewster,District Accountant
BOARD OF EDUCATION
Larry A.Ewing Cynthia Hochmiller Karl S.Yamaguchi Grant Ritchey Jack Baler Marsha Harris
President Vice President Secretary Treasurer Director Director
Our Total Commitment is to Provide an Exemplary Education and Safe Envrionment for all Students
08/15/2003 16:05 970-737-2516 RE-1 ADMIN PAGE 02
Agreement
Mr. Don Owens and Mrs. Linda Owens
and
Weld County School District RE-1
Weld County School District RE-I and Mr. Don Owens and Mrs. Linda Owens agree to the
following terms regarding Weld County Planning Department Case ##PZ-521
1, Mr. and Mrs. Owens agree to construct a ctrl-de-sac with a radius of 45 feet or more.
2. Mr. and Mrs. Owens agree to inform potential homeowners that road conditions may prohibit
school district transportation ingress and egress due to inclement weather.
3. Mr. and Mrs. Owens agree to pay the school district the full in lieu payment of. $21,084.00
upon the sale of the parcels to a developer. Should each parcel sell individually, Mr. and
Mrs. Owens agree to pay the school district the in lieu payment of$1,054,20 for each parcel
at the time of sale.
Doan a _-0 14O3 c 8jasA3
Mr. Don Owens Date Jo 8arbie Date
Superintendent of Schools
t - -�-- g- ,c),_ O3
Mrs. Linda Owens Date
r-.
Chris Gathman -stark farm LOC Page 1
From: LEE Morrison
To: Chris Gathman
Date: 9/11/03 4:25PM
Subject: stark farm LOC
this lacks the language found in the improvements agreement regarding notice prior to termination.
language is also found at 2-3-30 f of the Code
CC: CAROL Harding
re",
Weld County P,•3,,ning Department
STATE OF COL,OGRPF1 FY ^ 1- AE. DO
3FFICE OF THE STATE ENGINEER fF`` (` oe•Co\
Division of Water Resources L'v„L: „,, `r' 'P
Department of Natural Resources .,fpl
1313 Sherman Street, Room 818 *r� r*'
Denver,Colorado 80203 September 8, 2003 t r8j6 a/
Phone(303)866-3581
FAX(303)866-3589 Bill Owens
www.water.state.co.us Governor
Greg E.Walther
Chris Gathman Executive Director
Weld County Planning Dept Hal D.Simpson,PE.
1555 N 17th Ave. State Engineer
Greeley, CO 80631
RE: Gloraloma Estates, PZ-521
Section 9, T2N, R67W, 6th P.M.
Water Division 1, Water District 2
Dear Chris Gathman:
We have reviewed the above referenced proposal to subdivide 68.9 acres into 20
residential lots. The proposed water source is the Central Weld County Water District (District).
The water supply information summary states that a letter of commitment for service was
obtained, however, a commitment letter was not submitted to our office.
The water supply information summary states that the 20 lots will require a total of 36.9
acre-feet of water per year(approximately 1.85 acre-feet per lot). Information submitted by the
District shows that the District has approximately 5,787.3 acre-feet secure water supplies for a
dry year. Currently, approximately 5448.5 acre-feet has been committed, which includes this
proposal.
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 Central Weld County Water District serving the proposal, the supply is expected to be
adequate. We recommend that the county obtain a letter of commitment for service prior to
subdivision approval.
If you have any questions in this matter, please contact Joanna Williams his office.
erely
William H. Froncz , .. .
Chief of Water Su ly
WHF/JMW
CC: Jim Hall, Division 1 Office
Water Supply Branch
Subdivision File
MEMORANDUM
Weld County Planning Department
GREELFY OFFICE
SEP 1 r, 2003
To: Chris Gathman d RECEIVED
From: David Tuttle �
Date: September 15, 2003
Subject: PZ-521
The sheriff's office recommends the following improvements for this housing sub-division:
1. The sheriff's 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
sheriff's 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 sheriff's 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 sheriff's office is very supportive of homeowner funded homeowners
-- associations. These associations provide a contact for the sheriff's office and
a means for maintaining common areas.
r
8. If there is an oil well, gas well, or tank battery within this sub-division, it 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.
9. 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.
r
r
Weld County Referral
' July 30, 2003
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Don & Linda Owens - Case Number PZ-521
Gloraloma Estates
Please Reply By August 29, 2003 Planner Chris Gathman
Project Change of Zone from A(Agricultural)to PUD for 20 lots with Estate Uses.
Legal Lot B RE-1921; part SE4 Section 9, T2N, R67W of the 6th P.M., Weld County,
Colorado.
Location North of and adjacent to CR 22; west of and adjacent to CR 19.
Parcel Number 1311 09 400065
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) September 16, 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.
`0' See attached letter.
Comments:
•
Signature / Gate !//a/63
Agency we eisadmiTom..
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CC. 30631 4(970)353-6100 ext.3540 4(973)3C4-6498 fax
• 9/16/03
TO: Chris Gathman, Planner
FROM: Lin Dodge, Building TeclIIv
RE: Gloraloma Estates PUD (PZ-521)
1. I found the numbering on the lots in Block 2 a little confusing — my suggestion would be to
renumber Block 2 — change Lot 6 to Lot 1, Lot 1 to 2, Lot 2 to 3, Lot 3 to 4, Lot 4 to 5 and Lot
5 to 6.
2. Lot 1 Block 3 does not appear to be buildable w/ the oil/gas setbacks— is anything different
planned for that lot?
GLORALOMA ESTATES PUD Developer: Don & Linda Owens
Pt SE4 9-2-67 Planner: Chris Gathman
ZONED PUD/ESTATE W/OPEN SPACE
NOT IN FLOOD PLAIN AREA
NOT IN GEOHAZARD AREA
IS LOCATED WITHIN URBAN GROWTH AREA OF FIRESTONE
20 ESTATE-ZONED LOTS
TRACT A WILL CONTINUE USR-1120
CENTRAL WELD COUNTY WATER DISTRICT
INDIVIDUAL SEPTIC SYSTEMS
UNITED POWER
QWEST COMMUNICATIONS
XCEL ENERGY (NATURAL GAS)
RIF FEE FOR NSFDs
MAXIMUM HEIGHT = 40'
PRELIMINARY ADDRESSING ONLY
BLOCK 1
Lot 1 10423 Gloraloma Way
Lot 2 10427 Gloraloma Way
Lot 3 10431 Gloraloma Way
Lot 4 10435 Gloraloma Way
BLOCK 2
Lot 1 10420 Gloraloma Way
Lot 2 10424 Gloraloma Way
Lot 3 10428 Gloraloma Way
Lot 4 10432 Gloraloma Way -or-
10435 Linda Lane
Lot 5 10331 Linda Lane
Lot 6 10416 Gloraloma Way
Lot 4 10232 Linda Lane
Lot 5 10165 Don Drive
Lot 6 10212 Linda Lane -or-
10161 Don Drive
BLOCK 3
-or-
Lot 10436 Gloraloma Way -or-
10436 Linda Lane
Lot 2 10440 Gloraloma Way
Lot 3 10332 Linda Lane
Lot 4 10232 Linda Lane
Lot 5 10165 Don Drive
Lot 6 10212 Linda Lane -or-
10161 Don Drive
BLOCK 4
Lot 1 10160 Don Drive -or-
10160 Linda Lane
Lot 2 10164 Don Drive
Lot 3 10150 Linda Lane
Lot 4 10140 Linda Lane
LIN DODGE
WELD COUNTY BUILDING TECH
9/15/03
Hello