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Weld County Referral
April 28, 2004
IllipC.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Stenerson, Olson & Lowrey Case Number PZ-1000
Development
Please Reply By May 26, 2004 Planner Jacqueline Hatch
Project Change of Zone from (R-1) Residential to PUD (Nesting Crane Ranch)for nine (9)
lots with Estate (E) uses (33 acres) and three (3) non-residential outlots (6.26
acres) for open space.
Legal W2 W2 NE4 of Section 30, T3N, R68W of the 6th P.M., Weld County, Colorado. ,
Location South of and adjacent to State Hwy 66 and approximately 1/2 mile east of CR 1.
Parcel Number 1207 30 000044
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) June 15, 2004
p❑� We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
P�. We have reviewed the request and find no conflicts with our interests.
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Signature 1 v a+ (1 Date -0<
Agency "(9
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•:•Weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax 1 EXHIBIT
2004-2418
ni
eittt kJ:it Weld County Referral
•
April 28, 2004
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Stenerson, Olson & Lowrey Case Number PZ-1000
Development
Please Reply By May 26, 2004 Planner Jacqueline Hatch •
Project Change of Zone from (R-1) Residential to PUD (Nesting Crane Ranch) for nine (9)
lots with Estate (E) uses (33 acres) and three (3) non-residential outlots (6.26
acres)for open space.
Legal W2 W2 NE4 of Section 30, T3N, R68W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Hwy 66 and approximately 1/2 mile east of CR 1.
Parcel Number 1207 30 000044
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
•
Weld County Planning Commission Hearing (if applicable) June 15, 2004
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We reviewed the request and find no conflicts with our interests.
ee attached letter.
Comments:
Signature c Date k_6
Agency
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO. 80631 ❖(970)353-6100 ext.3540 +(970)304-6498 fax
Kit
DEPARTMENT OF BUILDING INSPECTION
Weld County Administrative Offices
W 1555 N. 17th Avenue, Greeley, 80631
Phone (970) 353-6100, Ext. 354040
Fax (970) 304-6498
COLORADO
May 5, 2004
Applicant: Stenerson, Olson & Lowrey
Project : 9 Lot with Estate (E) uses and open space
Case Number: PZ-1000
Legal: W2 W2 NE4 of Section 30,T3N,R68W of the 61h P.M .Weld County Colorado
1. Building permits shall be obtained prior to the construction of any building. 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 and/or plumbing permit is required for any electrical service to the building or water for
watering or washing of livestock or poultry.
2. A plan review is required for each building except for buildings that meet the definition of Ag Exempt
buildings. Plans shall bear the wet stamp of a Colorado registered architect or engineer. Two complete
sets of plans are required when applying for each permit.
3. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of permit
application. Current adopted codes include the 2003 International Residential Building Code; 2003
International Mechanical Code; 2003 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 Table 503. Wall and opening
protection and limitations shall be in accordance with Table 503 Separation of buildings of mixed occupancy
classifications shall be in accordance with Table 302.3.2 and Chapter 3. Setback and offset distances shall
be determined by the Zoning Ordinance.
6. Building height shall be measured in accordance with the 2004 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 24 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.
Since
Frank Piacentino, Weld County Building Inspection
Weld County Planning Department
GREEI_EY OFFICE
JUt`I O t; ?004
r /00 SV\I Artp MEMORANDUM RECL ED
' TO: Jacqueline Hatch, Plann DATE: 07-June-2004
WI I D
C FROM: Peter Schei, P.E., neer, Public Works Department
COLORADO SUBJECT: PZ-1000 Nestin an anch PUD(Zone Change).doc
Weld County Public Works Department has reviewed this change of zone request. Comments made during this phase
of the subdivision process may not be all-inclusive, as other concerns or issues may arise during the remaining
application process.
Comments
External Roadways:
❑ Access to State Highway 66 will require compliance with the existing permit from the Colorado Department of Transportation
(CDOT).
❑ This development will introduce approximately 86 vehicle trips to the roadway system. Based on the proposal of limited
development and apparent low traffic impact,a traffic study is not currently required.
Internal Roadways:
❑ The intemal 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 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 should be 50-feet.
❑ This proposed subdivision is in the vicinity of rapid development and in proximity to an urbanizing area. Elmore Road is paved,
which is directly west of Nesting Crane Ranch. The applicant shall provide a pavement design prepared by a professional
engineer along with the final plan submittal.
❑ Stop signs and street name sign locations must be shown on the final roadway construction plans(with the final application). Stop
signs and street name signs will be required at SH 66.
❑ Intersection sight distance triangles at the development entrance will be required. All landscaping within the triangles must be
less than 390 feet in height at maturity,and noted on the final roadway plans(with the final application).
❑ 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). 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 submit Improvements Agreements According to Policy Regarding Collateral For Improvements(with the final
plan application). These agreements must be reviewed by Public Works and shall be approved by the Board of County
Commissioners(BOCC)prior to recording the final plat.
Page 1 of 2 ,�
^)rainage•
Li The Final Drainage Report-Nesting Crane PUD— Weld County, Colorado, dated April 22, 2004,by Kenneth N. Armfield,P.E.
in its initial form is acceptable. The report must be updated to reflect the 9-lots proposed for this subdivision. Additionally, an
18.7-acre lot does not exist.
Li 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.
❑ 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 applicant must explain the ditch use, which is not explained in the change of zone application materials. If the ditch use
remains, plans and details of the ditch crossing for the internal roadway will require ditch company approval and be submitted
with the final plat application.
❑ Easements shall be shown in accordance with County standards and/or Utility Board recommendations, also dimensioned on the
final plat.
Li 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.
r
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-1000 Nesting Crane Ranch PUD(Zone Change).doc
Email&Original: Planner
PC by Post: Applicant V a(Socv, LtkwYd
PC by Post: Engineer (4),,,ont Oen 40a•
Page 2 of 2 _ ,�.
MEMORANDUM
lungeTO: Jacqueline Hatch, Planner COLORADO DATE: May 3, 2004
FROM: Kim Ogle, Planning Manager i‘..0/
SUBJECT: Change of Zone, PZ-1000
Nesting Crane PUD
Landscape Plan Referral
This proposal is for a nine lot Planned Unit Development (PUD) on approximately forty acres
with three non-buildable open space parcels consisting of approximately 6.3 acres There is
non-potable irrigation water available through the Starbird Ditch Company, however, the
application materials do not specifically address this issue. Additional information is required
from the applicant prior to the Planning Commission hearing date of June 15, 2004. Water
utilized for irrigation purposes is available via the water tap with Big Thompson Water District
The Department of Planning Services received a Landscape Plan for this project. The
Landscape Plat drawing shall be prepared in accordance per Section 23-2-750.D of the Weld
County Code. In concept the proposed plan is acceptable. The applicant shall consider,
through the Covenants, a stipulation that the property owner integrate the xeric plant material
palette into all parcels associated with this proposed PUD.
The applicant's engineer shall prepare the Change of Zone plat per the requirements of Section
23-2-690. The Vicinity Map shall be delineated at a scale of 1"=2000 feet and the Site Plan
shall be delineated at a scale of 1"=100 of 1"=200 feet, no exceptions.
The Department of Planning Services reviewed the Preliminary Site Plan, dated March 4, 2004
and offers the following comments:
The proposed mail box location shall be located on site in an area that has adequate sight
distance from State Highway 66 and the internal access to the Nesting Crane 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.
The applicant proposes three open space parcels, identified on the Preliminary Site Plan. All
references to "Outlot" shall be deleted from the Plat. Further, 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 been met per Code. The
drawings delineate approximately 15.79% open space on site. Further, the open space does
meet the open space requirements of the PUD Plan, that states all open space shall be
SERVICE,TEAMWORK,INTEGRITY,QUALITY
common to all lots in the development. 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.
Staff is concerned with the future right-of-way for State Highway 66. The applicant shall contact
the Colorado Department of Transportation (CDOT) to verify future right-of-way. Should
additional right-of-way be required, the open space requirement may not be met. The applicant
shall provide written evidence from CDOT stating the dimension of the future right-of-way.
Further, should additional right-of-way be required, the open space requirement will not be met.
Therefore, the applicant shall delineate additional land to be in compliance with the open space
requirement.
The Landscape Plan delineates a conceptual location of a detention pond, and the application
text states there will not be a retention pond on site. There is not enough information submitted
in the application materials to determine if this issue has been adequately addressed. The
Department of Public Works shall address the issue of on site storm water retention/ detention
areas.
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.
The applicant has submitted descriptive text concerning the landscape treatment of the open
space lot. As previously stated, additional information is required per Chapter 27 and Section
23-2-750.D of the Weld County Code. The proposed plant material, mail box pedestal, on-site
lighting, development sign, school bus stop shall be identified and labeled on the Landscape
Plat drawing. It shall be noted that the Home Owners Association shall be responsible for
replacing all dead or dying plant material.
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 1.75"
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 application materials address the issue of the dryland seed mix to be utilized within this
development. The appropriate seed mix shall be identified by manufacturer, percent of seed
mix by species and rate of application. Further, the applicant shall state whether the seed shall
be drilled or broadcast at installation.
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.
SERVICE,TEAMWORK,INTEGRITY,QUALITY
The applicant shall contact the Department of Public Works to determine the emergency
access location identified as Eastland Road within the Seemore Heights subdivision is an
acceptable secondary access route for emergency access only. Written evidence of
acceptance by the Seemore Heights subdivision Homeowners Association, the Mountain View
Fire Protection District and the Department of Public Works shall be provided to this office prior
to proceeding with the Planning commission hearing on June 15, 2004.
End memorandum.
SERVICE,TEAMWORK,INTEGRITY,QUALITY
Memorandum
TO: Jacqueline Hatch, W.C. PlanningVilk
COLORADO DATE: June 3, 2004
FROM: Pam Smith, W.C. Department of Public Health and
Environment
CASE NO.: PZ-1000 NAME: Stenerson, Olson & Lowery Development
The Weld County Health Department has reviewed this proposal. The applicant proposes a 9 lot PUD on 39.64
acres. The minimum lot size is 2.5 acre with an overall density of one septic system per 4.4 acres.
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 Longs Peak Water District. A letter extending the Commitment for
Service from Longs Peak Water District has been included in the application materials. Sewer will be provided by
individual sewage disposal systems. The minimum proposed lot size (2.5 acre)coupled with the overall density of
one septic system per 4.4 acres does meet current Department policy.
Preliminary information in the geotechnical report conducted by Terracon dated November 27, 2001, and submitted in
the Sketch Plan application indicates that most, if not all lots will require engineered septic systems due to poor soils
and/or shallow bedrock conditions. Because of the lot sizes, the Department will not require the applicant to
designate septic system envelopes on each lot. However, an irrigation ditch crosses the property(not shown on the
Change of Zone map)and care will be required in locating the septic systems to meet the 100 foot setback
requirement.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from Longs Peak 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. 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.
4. 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.
5. 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.
6. 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.
7. "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\ch zo n e\pz-1000.rtf
Weld County Referral
Weld County Planning Department April 28, 2004
C0:0iEELEY OFFICE JUN - 1 Z004
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Acclicant Stenerson, Clson & Lowrey Case Number PZ-1000
Development
Please Reply By May 26, 2004 Planner Jacqueline Hatch
Project Change of Zone from (R-1) Residential to PUD (Nesting Crane Ranch) for nine (9)
lots with Estate (E) uses (33 acres) and three (3) non-residential outlots (6.26
acres)for open space.
Legal W2 W2 NE4 of Section 30, T3N, R68W of the 6th P.M., Weid County, Colorado.
Location South of and adjacent to State Hwy 66 and approximately 1/2 mile east of CR 1.
•
Parcel Number 1207 30 000044
MAY _ 3 ZNO4
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 Fanner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) June 15, 2004
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑t' We have reviewed the request and find no conflicts with our interests.
/it See attached letter.
Comments:
Signature CAA_ cDA CI Date S ( c O`
Agency M\ , --\
•':Weld County Planning Dept. 41555 N. 17th Ave. Greeley,CO. 80631 4(970) 353-6100 ext.3540 4(970)304-6498 fax
$,oUNT4/,y MOUNTAIN VIEW FIRE PROTECTION DISTRICT
a Administrative Office:
1 �sllf+ s 9119 County Line Road• Longmont, CO 80501
E • ,� (303) 772-0710• FAX (303) 651-7702
E
VIEW Weld County Planning Department
GREELEY OFFICE
JUN 1 7004
May 27, 2004 RECEIVED
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 Nesting Crane
Ranch Subdivision (Case Number: PZ-1000). 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. All 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,
_\SCi\
LuAnn Penfold
Fire Marshal
LMP/lp
cc: project file
Ip05.11.04
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 Ene,CO 100 So.Forest St.
80501 80504 Mead,CO 80542 Niwot.CO 80544 80026 80516 Dacono.CO 80514
Weld County Planning Departmenvr' `�``�t A ++�
^ GREP"‘Y OFFICE Cl� `0y
' rtil.........1.1146 MY2 7 2004
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Weld Caoci ferral
' AfvIVING DIV1�, April 28, 2004
C. MAY 0.li 2006
r. .,..,
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Stenerson, Olson & Lowrey Case Number PZ-1000
•
Development
Please Reply By May 26, 2004 Planner Jacqueline Hatch
Project Change of Zone from (R-1) Residential to PUD (Nesting Crane Ranch)for nine (9)
lots with Estate (E) uses (33 acres) and three (3) non-residential outlots (6.26
acres)for open space.
Legal W2 W2 NE4 of Section 30, T3N, R68W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Hwy 66 and approximately 'V2 mile east of CR 1. )
Parcel Number 1207 30 000044
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) June 15, 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.
g See attached letter.
Comments:
Signature et jib,
Date �3/w/p4
Agency l,c /j 11 kta,,,{-
••Weld County Planning Dept. ❖1555 N. 17th Ave. Greeley, CO. 80631 4(970)353-6100 ext.3540 •'x(970)304-6498 fax
#tos
o
DEPARTMENT OF COMMUNITY DEVELOPMENT fApra
PLANNING DIVISION air
Civic Center Complex/Longmont,CO 80501 ebi0R ADO
(303) 651-8330/Fax# (303) 651-8696
E-mail: longmont.planning6i ci.longmont.co.us
Web site: http://www.ci.longmont.co.us
May 26, 2004
Weld County Planning Department
Jacqueline Hatch
1555 N 17th Avenue
Greeley, CO 80631
RE: Nesting Crane Ranch Change of Zone
Dear Jacqueline,
Thank you for sending the Nesting Crane Ranch Change of Zone to the City of Longmont for
our review and comment. The applicant proposes to change the zoning on the property from R-1
to PUD and subdivide it into 9 residential lots, ranging in size from 2.5 acres to 5.8 acres, and 3
outlots.
The Nesting Crane Ranch property is comprised of approximately 39 acres and lies south of
State Highway 66 and east of Elmore Road. The property is within the St. Vrain Valley
Planning Area and the area governed by the Coordinated Planning Agreement.
The following policies and strategies of the Longmont Area Comprehensive Plan(LACP)relate
to this area and the proposed development as follows:
Goal P-1 Provide adequate parks to serve the recreational needs of
Longmont residents and visitors.
The change of zone map reflects 3 outlots containing approximately 6 acres. Landscaping is
planned for the outlots, however, it will not be supported by irrigation and the trees, specifically,
will have a difficult time surviving. Longmont's parks are likely to become the parks of choice
for this development's residents. While this may not seem significant as there are only 9 lots in
the development, the overall impact of ongoing development just outside municipal boundaries
will eventually be significant.
Policy P-3.1 Use open space to preserve the natural and cultural resources of the
Longmont area.
Again, thank you for the opportunity to review this application for Change of Zone. Should you
have any questions about this referral response, please feel free to call me at (303) 651-8735 or
e-mail me at jennifer.hoffmann@ci.longmont.co.us.
Sincerely,
h�-
ennifer Hoffmann
Planner
xc: Phil DelVecchio, Community Development Director
Brad Schol, Planning Director
Don Bessler, Director, Parks and Open Space
Dale Rademacher, Director, Water/Wastewater
File: #2051-30fl
According to the Natural Resource Conservation Service, these lands are of national significance
for purposes of agriculture. The City of Longmont has targeted areas near Union Reservoir as
prime lands for open space acquisitions for purposes of community separators as well as
agricultural preservation. The City is currently negotiating with adjacent landowners in an
attempt to fulfill this desire.
Strategy E-2.1(b) Cooperate with other jurisdictions to develop programs for
preserving areas of environmental significance, such as stream
corridors, scenic views and highways, wildlife habitat, and
wetlands.
This site is less than '/ mile north of Union Reservoir which is home to numerous waterfowl
throughout the year. Clustering the development would provide a movement corridor for
wildlife and is a concept we suggest Weld County consider.
Policy PI-1.5(g) Coordinate with surrounding water and sanitary sewer districts in
the St. Vrain Valley Planning Area to review the impacts of
development and the impacts of service area changes on both the
City and the districts.
The application shows each lot being served by septic system rather than sanitary sewer. The
City of Longmont Water/Wastewater department has been in communication with Saint Vrain
Sanitation District regarding sanitary sewer service in this area. The Sanitation District is
proposing to provide service to this property. Once sanitary sewer is extended to this area,
further development is likely to occur. The City of Longmont is opposed to development
occurring in this area at this time.
Policy G-1.4 Ensure that urban-level development within the St. Vrain Valley
Planning Area is directed toward the City of Longmont in
accordance with the goals and policies of the Longmont Area
Comprehensive Plan or with adopted intergovernmental
agreements.
While 9 lots may not otherwise be considered "urban" in nature, especially at the proposed
density, the proposed development is adjacent to the Seemore Heights subdivision which is also
within the jurisdiction of Weld County. The Cooperative Planning Agreement between our
jurisdictions states that otherwise non-urban developments would not be considered non-urban if
they were adjacent to existing subdivisions. Residents of development in this area will continue
to rely on urban services provided by the City of Longmont. Therefore, the City of Longmont
opposes this development occurring within the County's jurisdiction and requests that the
applicant work with the City of Longmont to request annexation.
As specified in the Coordinated Planning Agreement, the City of Longmont respectfully requests
that these recommendations are forwarded to the County Planning Commission and County
Commissioners. Additionally, it would be appreciated if the City of Longmont could receive
each commission's decision in writing.
Weld County Planning Department
• GREELEY OFFICE
MAY 1 8 2004
Weld County Re
April 28, 2004
{
C ' ;;:'P MAY 3 2004
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Stenerson, Olson & Lowrey Case Number PZ-1000
Development
Please Reply By May 26, 2004 Planner Jacqueline Hatch
Project Change of Zone from (R-1) Residential to PUD (Nesting Crane Ranch)for nine (9)
lots with Estate (E) uses (33 acres) and three (3) non-residential outlots (6.26
acres)for open space.
Legal W2 W2 NE4 of Section 30, T3N, R68W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Hwy 66 and approximately 1/2 mile east of CR 1.
Parcel Number 1207 30 000044
The application is submitted to you for review and recommendation. Any comments or recommendation you
consider relevant to this request would be appreciated. Please reply by the above listed date so that we may
give full consideration to your recommendation. Any response not received before or on this date may be
deemed to be a positive response to the Department of Planning Services. If you have any further questions
regarding the application, please call the Planner associated with the request. Please note that new
information may be added to applications under review during the review process. If you desire to
examine or obtain this additional information, please call the Department of Planning Services.
Weld County Planning Commission Hearing (if applicable) June 15, 2004
U 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 attoch.,d l ikrGi9ywvatt4475- .61-€07.0
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Agency 7F-14.77,4, Lili Gtid
❖Weld County Planning Dept. ❖1555 N. 17th Ave. Greeley,CO. 80631 ••(970)353-6100 ext.3540 +(970)304-6498 fax
05/19/2004 20:59 ST VRRIN SANITATION 3 970 304 6498 NO.435 D01
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Weld County Referral •
•
I April 26, 2004
ee •
COLORADO
The Weld County Department of Planning Services has received the fouowing item for review:
Applicant Stenerson, Olson & Lowrey Case Number PZ-1000
Development
Please Reply By May 26,2004 . Planner Jacqueline Hatch
Project Change of Zone from (R-1) Residential to PUD (Nesting Crane Ranch) for nine (9)
lots with Estate (E)uses (33 acres) and three (3) non-residential outlots(6.26
acres)for open space,
Legal W2 W2 NE4 of Section 30, T3N, R68W of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to State Hwy 66 and approximately %a mile east of CR 1. $
•
Parcel Number 1207 30000044
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 daze 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 of applicable) June 15, 2004
❑ We have reviewed the request and find t it does does not comply with our Comprehensive Plan
CI We have reviewed the request and find rt • with our interests.
❑ See attached letter.
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Signature • .S7�//61 y
Date
Agency ..t v5O
+Weld County Planning Dept 41555 N, 17th Ave.Greeley,CO.8001 v(970)353-6100 ext.3540 G(870)304-64Dg tax
Weld County Planning Department
GPM FY OFFICE
St. Vram Valley MAY 2 ' 2004
School District RECEIVED
May 26,2004
Jacqueline Hatch
Weld County Planning Department
1555 N. 17th Ave.
Greeley,CO 80631
RE: Nesting Crane Ranch Change of Zone (Situate in the NE 14 of Section 30, T3N, R68W)
Dear Jacqueline:
Thank you for referring Nesting Crane Ranch Change of Zone to the School District.The District reviews development proposal
primarily in terms of (1) available school capacity and (2) required land dedications and/or cash-in-lieu fees and has the
following comments concerning this application.
(1)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. Stilts Cap. stdts cap.
Elementary 504 445 3 460 91% 477 95% 487 97% 497 99% 517 103%
Middle 360 508
New Mid' 1836 1 - 1337 73% 1355 74% 1408 77% 1454 79%
High School 1323 1446 2 1471 111% 1510 114% 1561 118% 1626 123% 1685 127%
Total 4272 6 2469 I 4145 I 4359 I 4603 I 4884 j
*combines capacitiestrom Middle School 7,Mead Middle,and Heritage Middle pending the establishment of anew attenance are for each
The County and developer should also be aware that the School Board has developed a mitigation policy that would allow the
District to change its referral response for this application. 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 Town or developer.
Specific comments concerning this proposal regarding School Capacity are as follows:
• Under current boundaries,the impacted schools will be Mead Elementary,Mead Middle and Skyline High School.
• Of the schools in this feeder, Mead Middle School and Skyline High School are projected to exceed 125%of capacity
within 5 years with the addition of students from this development. This could be cause for concern for future plat
applications related to this development, depending on the timing of new facilities, and whether the applicant
participates in mitigation or not.
• Currently it is unknown when the School District can accommodate future students in this feeder. A middle school is
scheduled for opening in the Fall of 2005 and will alleviate overcrowding at the middle school level. However,
additional high school capacity for this feeder, although approved under the 2002 bond, has not yet been scheduled
for construction. 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. In the mean time, Skyline High School may
exceed 125%of its capacity within the next 5 years
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.
12) 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.
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 concems regarding this referral, please feel free to contact me via e-mail at
seorue alenOstvrain,k12.co.us or at the number below.
Sincerely,
Glen Segrue,A P
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.
3 1
ATTACHMENT A School r diming Nesting Crane Ranch
Standards And Change of Zone
Calculation of Weld County
In Lieu Fees
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 0.06 $35,000
3.15
Middle Level 9 0.14 750 25 0.04 $35,000
1.26
High School 9 0.17 1200 50 0.06 $35,000
1.53
Total 5.94 0.17 $35,000 $5,801
Single Family Student Yield is .66 $645
Per Unit
5/25/2004
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