HomeMy WebLinkAbout20042645.tiff FINAL PLAT APPLICATION
FOR PLANNING DEPARTMENT USE DATE RECEIVED:
RECEIPT/AMOUNT# /$ CASE#ASSIGNED:
APPLICATION RECEIVED BY PLANNER ASSIGNED:
Parcel Number LI ( ≤L- 11-Q- D (,- oi c
(12 digit number-found on Tax I.D.information,obtainable at the Weld County Assessors Office,or www.co.weld.co.us).
(Include all lots being included n� P in the final plat area.s If additional space is required,ir attach an additional sheet) /
Legal Description /v�(� 7412 JW /y' , Section2'7, Township North, Rang‘7 West
Lot/Block: Zone District: f' io , Total Acreage: p
/�O Overlay District:
FEE OWNER(S) OF THE
�/C Name: I / /Been ede d eAie2ieh h
-17
Work Phone#720 S3O 513 1 Home Phone#970 537 4/3S Email Address T4(d0/) ej w
Address: %.?ng Ad St/
City/State/Zip Code .ZAn3 f own (eJ 196-3 V
Name: C/i‘ 4-QeAs
Work Phone# Home Phone# Email Address
Address: Sd/» P
City/State/Zip Code
APPLICANT OR AUTHORIZED AGENT (See Below:Authorization must accompany applications signed by Authorized Agent)
Name:
Work Phone# Home Phone# Email Address
Address:
City/State/Zip Code
NAME OF SUBDIVISION lfe ( L_w,(.GS /' ? YICfa
UTILITIES: Water: j. '(y(// w ",7761-
Sewer:Sewer: a '5
Gas:c U4� JN (W7 ten 7
Electric: (/d,l(y�
Phone:
DISTRICTS: School: L ril
Fire: I¢ S a(,n1
\-1.OPost: in
I(We)hereby depose and state under penalties of perjury that all statements,proposals,and/or plans submitted with
or contained within the application are true and correct to the best of my(our)knowledge. Signatures of all fee owners
of property must sign this application. If an Authorized Agent signs, a letter of authorization from all fee owners must
be included with the application. If a corporation is the fee owner, notarized evidence must be included showing the
signatory has to legal authority to sign for the corporation. I (we), the undersigned hereby request the Department of
Planning/Services to review this final plat on the following described unincorporated area of Weld County.
..e zQGti 1----C. 2-6 -.47
Signature: Owner or Authorized Agent Date Signature: Owner or Authorized Agent Date
-5-
2004-2645
Page 1 of 1
Sheri Lockman
From: Tom Honn [honn@frii.com]
Sent: Monday, August 16, 2004 3:30 PM
To: Sheri Lockman
Sheri:
Here is the letter I sent to KP Kauffman for your file.
Tom
08/17/2004
August 5, 2004
Jason D. Lilley, RLP
Land Manager
K.P. Kauffman Company, Inc.
World Trade Center
1675 Broadway, Suite 2800
Denver, CO 80202
Subject: Lakota Lakes Ranch Final Plat(Ref: KPK-Challenger#1-32)
Dear Mr. Lilley:
I am forwarding for your review and reference the Final Plat for Lakota Lakes Ranch.
This matter has been scheduled before to Weld County Board of County Commissioners
for a hearing on September 8, 2004 at 10:00 AM in the County Commissioners Hearing
Room, 915 10th St, Greeley Colorado.
I believe the concerns related to setback conflicts, wells not within private lots, easements
and access provisions are addressed on the plat. Other concerns that may better be
addressed via legal council can be directed to:
G. Brent Coan
Otis, Coan & Stewart, LLC, Attorneys and Counselors at Law
The Doyle Building
1812 56th Ave.
Greeley, CO 80634.
(970) 330-6700; Metro (303) 659-7576
Please forward any thoughts or considerations to me or to Mr. Coan. Thank you for your
consideration.
Sincerely,
Thomas E. Honn, AICP
Applicant's Representative
Todd and Debbi Muckler
G. Brent Coan
Sheri Lockman
as
r
May 5,2004
Sheri Loclanan,Planner II
Department of Planning Services
1555 N. 17th Ave.
Greeley,CO 80631
Subject: Final Plat Submittal for Lakota Lakes Ranch PUD
Dear Sheri:
Te following is a summary of the submittal for the Final Plat of Lakota Lakes Ranch
PUD. The plat has been adjusted to accommodate the requests of the Oil and Gas Leases
and facilities. Although slight variations of the lot lines occur,no substantial changes
have been made to the layout and function. The following itemize changes or
accommodations in conditions of the Change of Zone approval:
Prior to scheduling the Board of County Commissioners hearing:
The applicant shall submit to the Weld County Department of Planning
Services assigned copy of an agreement with the properties mineral owners
which stipulates that oil and gas activities have been adequately incorporated
into the design of the site or submit evidence that mineral owners concerns
have been mitigated. (Department of Planning Services)
An agreement has been prepared and will be presented with this submittal. It has yet to
be signed by the Oil and Gas entities.
Prior to recording the Change of Zone plat:
Lot 7 has been illegally subdivided from Lot B of Recorded Exemption 2695.
The property owners signature block on the change of zone plat shall include
signatures from Lot 7 property owners or a court ruling granting ownership of
Lot 7 to the applicants.(Department of Planning Services)
The applicants acquired the property.
A final drainage report stamped, signed and dated by a professional engineer
licensed in the State of Colorado shall be submitted to the Weld County
Department of Public Works for review and approvaL Evidence of approval
shall be submitted the Department of Planning Services.
The Floodplain Analysis Modeling Report for Proposed Lakota Lakes Ranch
Development, dated March 19, 2003, by Weiland, Inc. is acceptable. The
applicant shall re-evaluate the finished floor elevation stated in the drainage
report. The floodplain analysis report shows the Effective Floodplain
Boundary makes no major changes to the FEMA boundary with respect to the
adjacent proposed building lots. (Department of Public Works)
The floodplain analysis report details water surface elevations at river stations
in Table 2. The applicant shall address the different water surface elevations
with respect to the various lots in the development, and the proposed finished
floor elevations(or top of foundation opening). (Department of Public Works)
This has been submitted.
Building Permit BC-9901051 was issued for the construction of a single family
residence at 7288 CR 54. The permit received final approval for all inspection
items except final electrical. A new building permit must be obtained to
perform the final electrical inspection. The Certificate of Occupancy for this
residence will not be issued until the final plan has been recorded thereby
correcting the illegal subdivision.(Department of Building Inspection)
This has been completed
The applicant shall attempt to address the requirements (concerns) of the City
of Greeley, as stated in the referral response dated April 15,2003. Evidence of
such shall be submitted in writing to the Weld County Department of Planning
Services.(Department of Planning Services)
Applicant met with The City Planner and response is attached
The applicant shall attempt to address the requirements (concerns) of the Hill
and Brush Ditch Company, as stated in a letter dated February 26, 2003.
Evidence of such shall be submitted in writing to the Weld County Department
of Planning Services. (Department of Planning Services)
See attached letter.
The plat shall be amended as follows:
1) CR 15 ROW has been reserved as required.
2) CR 54 is classified by the County as a collector road and
requires an 80-foot right-of-way. The right-of-way has been noted on the
change of zone plat and is dedicated on the final plat.
3) County Code requires that PUD developments pave
internal roadways. This development will have a paved road.
4) The internal roadway is of curvilinear design, and not
oblique segments. The right-of-way shall parallel the roadway.
(Department of Public Works)
5) The applicant shall show a curve table including data,
especially to describe the internal roadway alignment. (Department of
Public Works)
6) 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.
(Department of Public Works)
7) The Hill and Brush Ditch shall be shown and labeled.
(Department of Public Works)
8) Building envelops shall be indicated at the front of the lots
-- (close to Lakota Lakes Road), due to the flood hazard concern.
(Department of Public Works)
9) The applicant shall designate two (2) septic system
envelopes per residential lot. Evidence of Department of Public Health
and Environment approval shall be submitted to the Department of
Planning Services. (Department of Public Health and Environment)
10) The applicant has indicated that a bus/mail pull off will be
at the entrance of the subdivision. The plat shall indicate location.
(Department of Planning Services); and,
The Change of Zone is conditional upon the following and that each shall
be placed on the Change of Zone plat as notes prior to recording:
Changes made as noted and Change of Zone Plat mylars submitted
Also enclosed are the comments from the School District regarding the fee agreement
and the bus pull out. Mail will be delivered internally and a separate letter is submitted
requesting a modification of the condition of the Change of Zone Plat. A letter is
included to Peter Schei requesting revisions to the conditions related to flood plain
impacts and the bus/mail delivery issues based upon more current information. We will
ask the Health Department for a clarification to the issue of locating leach fields within
the property based upon final building plans on each lot.
Project Summary:
Lakota Lakes Ranch is a Planned Unit Development,which,upon approval, will establish
a cluster of seven homes(one existing)on approximately 20 acres of a parcel containing
approximately 80 acres. The buildable lots average 3 acres in size to match a demand for
lots that may support 4-H projects and horses and will be environmentally appropriate for
on-site sewage disposal systems. Nearly 60 acres or more than 70 percent of the site will
remain as open space. The open space will be the result of a reclaimed gravel mining
operation(USR 672 Amended)which is currently entering the reclamation phase, and
existing pasture for livestock(cattle,horses and mules)which will continue as a use of
the owner and resident of Lot 7. The open space also permits the existing floodplain of
the Big Thompson River to operate as it has historically and will permit area wildlife to
be sustained if not flourish. The open space will be a private amenity for the residents
and made a part of the Homeowner's Association responsibility.
A public road meeting County standards will serve the seven lots. On street parking is
allowed,however,adequate off-street parking will exist on each lot.
Accessory buildings may include garages; livestock corrals,barns and sheds; and, other
storage buildings. Animal units have been established with the Change of Zone. A
Homeowner's Association will be established to administer the Covenants and a
-- Mandatory Association for the purpose of maintaining the common open space and
landscaping features.
Permitted Uses
Uses Allowed by Right
Lots 1 — 7 - Those uses listed in Section 36.2.1, E (Estate) District of the Weld
County Zoning Resolution.
Outlots - Those uses listed in Section 31.2, A (Agricultural) District of the Weld
county Zoning Resolution except no residential uses shall be permitted.
Accessory Uses
Lots 1 — 7 - Those uses listed in Section 36.2.2, E (Estate) District of the Weld
County Zoning Resolution.
Outlots Those uses listed in Section 31.3, A (Agricultural) District of the Weld
county Zoning Resolution except no residential uses shall be permitted.
Uses by Special Review
Lots 1 — 7 - Those uses listed in Section 36.2.3, E (Estate) District of the Weld
County Zoning Resolution.
Outlots - Those uses listed in Section 31.4, A (Agricultural) District of the Weld
county Zoning Resolution except no residential uses shall be permitted.
Please advise me of any additional information you may need.
Sin/ lY,
Thomas E. Honn,AICP
Applicant's Representative
Cc: Todd Muckier and Debra Eberl
Email copy to Sheri Lockman
lit
Pro 26
Pro essional Planning Consultin 1601 Quoit Hollow Drive
f g Ft Collins.CO 80525
(970)223-1961
Thomas E.Henn,MCP F-Maik lsonn@fiiLcon,
May, 10, 2004
Pam Smith
ISDS Program Coordinator
Weld County Department of Health and Environment
1555 N. 171°Ave.
Greeley, CO 80631
Subject: Lakota Lakes Ranch Final Plat—Leach Field Language
Dear Pam:
Based upon an earlier conversation with you I am requesting that you might accept
language for the final plat regarding location of leach fields as shown on the final plat.
My goal is to retain the commitment and designation of the primary and secondary leach
fields,however,with the size of the lots, a final location of the primary residence may
require the relocation of the leach field on the lot. You had indicated that on previous
developments you had used language that permitted such wording. I would like to
request that you provide similar language for this subdivision to allow flexibility is siting
the leach fields without adversely affecting the integrity of the Health Department
regulations and policies. Thank you for your assistance.
Sin.?
`(CC2-
Thomas E. Bonn, AICP
Applicant's Representative
—Bridging the Development Process—
THinc,
Professional Planning Consulting1601 QuaiiH wuD yr
f Ft CoQinr,CO basis
(970)223-1961
Thomas E.Hann,AICP E_Maik honn@fiii.rom
May 10, 2004
Peter Schei. P.E.
Weld County Public Works
PO Box 758
Greeley, CO 80632
Subject: Lakota Lakes Ranch Final Plat
Dear Peter:
I have two issues to address regarding conditions on the Change of Zone approval that I
would like to review with you. Both relate to Flood plain related concerns. The concerns
are as follows:
Commissioner Resolution Condition 2. G. requires a Flood Hazard Development Permit
for all lots. With approval of the Drainage Study and Flood plain report, it seems that no
additional flood plain evaluation would be required. Our request is to remove this
condition for the final plat.
Commissioner Resolution Condition 1. I. 8)requires that building envelopes be located to
the north extremities of the lots. With approval of the Drainage Study and Flood plain
report, it seems that no restriction on envelope location is needed. Our request is to
remove this condition for the final plat.
Commissioner Resolution Condition 1. I. 10)requires bus and mail pull outs shown on
the plat at the subdivision entrance. The Post Office has sent a letter(attached), which
indicates the mail service will be individual boxes on the internal street. The School
District will continue to stop as they have always stopped in the County Road. Our
request is to remove this condition for the final plat.
Thank you for your assistance in this matter.
Thomas E. Honn,AICP
Applicant's Representative
—Bridging the Development Process—
W\r-1 /1
_Weiland. Inc
Environmental E Engineering
March 17,2004
Environmental support Ion
• r a vpart lion
Weld County Colorado
Planning and Zoning Department • Land Development
1111 H Street
Post Office Box 758
Greeley, CO 80632-0758 • Industry
This letter is written to address the floodplain boundary issue at the proposed Lakota
Lakes Ranch Development site. The proposed site is south of WCR 54 and east of WCR
15 on the former Challenger Gravel Pit site. More specifically,the proposed site is
located in the northwest quarter of the northwest quarter and the southwest quarter of the
northwest quarter of Section 29,Township 5 North,Range 67 West of the 6tn Prime
Meridian.
The Federal Emergency Management Agency(FEMA)Flood Insurance Rate Map
(FIRM)pertaining to the proposed site is located in panel 615, community panel 080266
0615 C,dated September 28, 1982. It indicates minimal encroachment in Lots 5-7 of the
proposed site.
An updated floodplain study titled"Floodplain Analysis Modeling Report for Proposed
Lakota Lakes Development" authored by Joe Wright,P.E. and dated March 19, 2003 has
been approved by Weld County as the corrected base flood elevations for this
development. This study shows no encroachment of the proposed site by the 100-year
floodplain of the Big Thompson River. The corrected 100-year floodplain delineation
has been utilized by Weiland, Inc. in our drainage analysis and design work for this site.
If the Planning and Zoning Department has questions regarding this submittal,please
contact Weiland, Inc. at the address and phone provided.
.✓K..-,C
William C.Klawitter,P.E.
Weiland, Inc.
10395 Colfax Ave.. State 350. Lakewood CO 60215
ph 303-436-0 5I fax 3D3-436-0953
LANDSCAPE DESIGN FOR LAKOTA LAKES RANCH PUD:
At the N/E corner, entrance and along the lane, Lakota lakes will maintain draught
resistant grasses and shrubs with a combination of xeriscaping. None of these will
impede the on line of sight for road purposes.
Individual lots will comply with draught resistant grasses, shrubs, and trees.
Homeowners will maintain their own lots.
Outlot C will comply with the Reclamation Plan for mining with the state, agreed to by
Coulson Excavating. This includes the planting of native grasses, shrubs, and trees with
state approval.
SIGNAGE FOR LAKOTA LAKES RANCH PUD:
A sign will be placed at the entrance of Lakota Lakes Road to properly identify the
individual lot addresses. This sign will be approximately 4'x4' in size. Attached to log
poles or brick pedestals,4' — 5' high, set back, not to impede ingress and egress or
easements at the entrance.
4#WO74_texas Ridnetege, e.
Great Western Railroad
950 Taylor Ave.
Loveland, CO 80539
Contact: Gary Earnshaw
Phone: 970-667-6883
RE: Lakota Lakes Ranch PUD
Located in the NW1/4 &the Nl/2, SW1/4, SEC. 29,T5N, R67W, 6th P.M.
Weld County, Colorado HWY 54 & WCR 15,the southeast section
The applicant has contacted The Great Western Railroad several times. David Lafferty
was the first contact. He advised us that there were no concerns other than informing all
land owners of the existing tracks and that there would be no intrusion on the easement
along the tracks. He would not agree to give us a signed statement.
Gary Earnshaw iathe most recent contact. He will agree to get a written response to us if
necessary. Attached is our letter to him.
Lakota Lakes Ranch,L.L.C.
Debra Eberl,member
4a&ta. sided a , .de
mime.W.54. ;data CO. P4534
May 29, 2004
Weld County Department of Planning Services
1555 N. 17th Ave.
Greeley, CO 80631
Re: A request for variance from the Change of Zone Resolution 4)M -the mail/bus pullout.
Due to the responses and information we have received from the Sheriffs dept., postmaster, and
school district, we request that the mail/bus pullout be waived at this time.
Attached are statements from the Johnstown Postmaster and the Johnstown/Milliken School
District. The Postmaster has advised Lakota Lakes Ranch that the mail will b e delivered/picked
up at individual mail boxes to be installed at each driveway on Lakota Lakes Road. The
assistant superintendent, Bill Hungenberg and the transportation administrator, Judy Sobeski,
both state that there is an existing roadside stop at our entrance on the bus route that has been in
effect for several years. This bus stop is in a 30MPH zone, about 150 feet before the RR
crossing. The children do not cross the street to get on the bus. There are three more bus stops
just like this one on Rd. 54. Judy Sobeski can be reached at 970-5874202.
I, Debra Eberl-Muckler, met briefly with Dave Tuttle at the Weld County Sheriffs office Dec. 5.
He was to contact Sheri Lockman with any concerns. We have not had a response yet. We will
cooperate if any concerns should arise in the future.
Sincerely,
Debra Eberl-Muckler, member
Lakota Lakes Ranch,LLC
Date: November 18,2003
From: Todd& Debra Eberl-Muckler and Eli Krebs
Owners of Lakota Lakes Ranch, L.L.C. (former Forbes Park Ranch)
7288 W. C. RD. 54,Johnstown,Co 80534
ITo: Johnstown Postmaster
We,the above,have purchased the property on the south east section of County Road 54 and
j Road 15. We are writing in reference to a prior inquiry related to the mail pick up at this address.
The mail is presently delivered to an existing mail box on Road 54. It was agreed that the
mail carrier will pull off Road 54 into the subdivision and pick up the mail at residential boxes
provided by the homeowners.
Weld County Planning has requested that we provide proof of this contact with your office.
Please use the space provided for any comments and/or sign below to confirm your approval.
{ COMMENTS:
//a. "an-, 41 S-57 ifr
i
Signed:( 7/07-
Johnstown Postmaster
Thank You,
Todd&Debra Eberl-Muckler
Eli Krebs
I ,
/ Pitt-
June 24, 2003
Weld County
Planning and Zoning
Greeley, Co 80631
To Whom It May Concern:
Concerning the lot for Eli Krebs on WCR 54, the district will not require any
special needs for the transportation department. A bus will be able to stop on the county
road. If you have any questions or concerns please contact me at 587-6053.
Sincerely,
fiAle
Bill Hungenberg
Assistant Superintendent of Schools
1,
Memo
To: Weld County Planning Department
Front Dr.Jack E. Pendar, Superin
Date: 1/10/03 Q1,�, /
Re S-594 i _ l (!"
Please be advised that Ms. Debra Ebert did speak with me concerning a cash-in-lieu of land dedication
fee for the school district.
Ms. Ebert stated that all builders would pay the appropriate fee that is in effect when a building permit is
Sued.
This arrangement is satisfactory to the school district and we have no further objections at this time.
I would like to thank you for your support in this matter.
Johnstown Schools
Superintendent, Jack Pendar has responded favorably to the Lakota Lakes PUD.
His letter is attached regarding the cash in lieu of land dedication in the amount of
$750.00 for each residence building permit.
Letter attached.
Transportation, Contacted Judy Sobeski, transportation administrator,
regarding a bus stop at described location. There is an existing roadside stop on the bus
route.
-dada Idea Rasa, tee
Date: May 29,2004
From: Lakota Lakes Ranch,L.L.C
To: The Hill and Brush Ditch Co.
Attention: Jim Croissant,President
The Hill and Brush Ditch Company has outlined concerns related to the ditch that goes through
Lakota Lakes Ranch,PUD.
To address these concerns,the Lakotatakea,LLC agree that the Hill and Brush Ditch Company
will not be liable or responsible for the following:
1. Children playing on or around the ditch easement.
2. Damage caused by seepage from the ditch that is not due to lack of maintenance.
3. Damage cause by the ditch overflowing its banks due to causes not under control of the ditch
company.
We,Todd and Debra Muckier-Eberl,Eli Krebs,Jennifer Landen(Lakota Lakes LLC), will inform
prospective buyers of the above concerns. At the time of purchase,the Lakota Lakes homeowners
will be asked to sign a waiver in agreement of the same.
The above agreement adequately addresse the concerns of the Hill &Brush Ditch Co.
Signed: Jim Croissant C� -a`�
President of Hill & Brush_Ditch Co.
Agreed,
Todd&Debra Eberl-Muckler
Eli Krebs , Jennifer Landen
_Johnstown Fire Protection (District
C \'A PO Box 979
C-(AN - ' Johnstown, CO 80534
iiii,k,\N 970-587-0339
F/AE Dtv
June 9, 2004
Lakota Lakes Subdivision
Debbie Ebberel
Debbie,
Here is a list of the items needed to be complete in order for the subdivision to be in
compliance.
• Placement of a fire hydrant at the entrance located off of W.C.R. 54
• Maintain a minimum 50' turning radius for all cul-de-sacs
• Maintain road width and surface
Thank you,
Jesse Molinar Jr.
Fire Prevention
Jeri 07 07 ud:erp ___
__.. / 0.03
•
• &io+ p05-1-ed
API LE THOMPSON WATER DISTRICT HYDRANT INSPECTION HISTORY,
INVENTORY INFORMATION
O LOCATION:
A' I 2d.- Ka`.-r-4- .1._ 12w &
HYERANT Shutoff Valve
• NUMBER Located: /fO 6_ 0 r F-/iii-
.
Inspection Data: Installation Dated.
Bury Depth: Hydrant Color:
Inspected By:
Valve Hy.dranj
Manufacturer:) Wa aro• r I I I 1
•
Model:) t ota I
'... . Turns to Open: )
Open Direction: ] I i
i Operating Nut Size: I.
Operating Nut Type:1 +1 E.\C _
sSize. Thread
Hose Outiets:I I I
Pumper Outlets: J
FLOW TEST : 1 REQUIRED MAINTENANCE i
minutes Flushed: 15-n":1:1
i
ate Name Italic. Flow GPM EM DATF COMPLETED
1043-03 I Shy- /(C7 Y4 Ida . ❑ Adj. Height
II 1 J ID chains
` 1 1 1 0 Drain
tr________J 0 Valve Marker
(I I 0 Paint
1 - I 0 OP Nut
( i 1 0 Caps
1 1 0 Break Away Fing
I I 0 Leaks
( I I ❑
COMMENTS:
1
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CO Galaxy Systems Inc. 1993
2 •d dIbtE0 PO LO tar
.4za7t.MXES RreiteW, 24e
December 5, 2003
Debra Eberl-Muckler
Lakota Lakes Ranch, member
To: Weld County Planning Dept.
Re: Follow up/Response from the City of Greeley
To Whom it may concern,
Phone contact with Darrell Gesick at the City of Greeley,
In reference to comments submitted by The City of Greeley regarding the Lakota Lakes
L.L.C., Darrell Gesick advised that comments were based on City code and requirements of the
City of Greeley which do not all apply to the outlying areas. Mr. Gesick said that there are no
problems or conflicts with the plans of the Lakota Lakes Ranch PUD.
He acknowledged the compromises made so far in our efforts to meet some of their
requirements.
He gave his permission to report this discussion and stated that the City of Greeley does not
have further concerns but will support County Planning's requirements and approval.
Thank You,
Lakota Lakes Ranch, L.L.C.
Debra Eberl-Muckler, member
Specific Development Guide
Component One—Environmental Impacts
The proposed use, a rural oriented, seven-lot residential subdivision located on a limited
productive parcel of land. The adjacent minerals have been mined and the site is in the
process of reclamation. The lots will be located on the small portion of the site that has
been cultivated in the past and today is planted to a pasture/hay crop. The soils are
considered to be less than prime agricultural soils. The following are the relevant issues
that may have limited to no impact.
1. Erosion and sedimentation—The nature of a subdivision and home construction
will create earth moving and grading operations. In this case,the site will require
minimal over lot grading and with appropriate grading practices, erosion is
maintained on the premises. The ultimate ground cover as pasture/hay replace the
previously tilled operation and exposed soils. A slight reduction to runoff
siltation should be the benefit.
2. Traffic Impacts—The proposal will produce approximately 70 vehicle trips per
day. The existing road system is adequate in design and capacity to address this
modest increase in trips. No traffic study is required.
3. Analysis of the Prebles mouse habitat and Ute Ladies-tresses Orchid have been
determined to not be an issue at this site. The development's covenants will
address the Division of Wildlife's concerns for roaming of domestic pets,
notification of nuisance wildlife,and management of the pasture of animals.
4. Floodplain analysis has been accomplished to insure that the floodplain has not
been changed in any detrimental way that would adversely affect the proposed
lots.
5. The right to farm information will be incorporated into the covenants with the
specific intent of disclosure to all residents of the subdivision.
6. A weed management plan will be prepared to address concerns for controlling
noxious weeds.
7. The proposed subdivision is designed to be compatible with the adjacent
Challenger Ranch development and wildlife sanctuary. The orientation of lots
and the large open space common tracts are intended to create clustered lots away
from the major sanctuary and the open space further buffers any human activity
from the river. Generally hiking, fishing and wildlife observation will occur in
the nearly 60 open space acres.
Component Two- Service Provisions
Service provisions have been studied during the sketch plan review. No unusual
comments were received.
I. Schools will be satisfied with agreement that fees are to be collected at the time of
building permits. A bus pickup for students is currently made along County Road
54.
2. Law Enforcement requests adequate addresses posted at the entrance to the
subdivision. This will be done as a part of an entry identification. Street signage,
house addressing and homeowner association organization will be accomplished
as suggested by the Sheriff's Office. The Oil and Gas Well and facilities will be
secured for safety and visual benefits.
3. Fire Protection will be satisfied by the compliance with requirements of the
Johnstown Fire Department including additional hydrants, cul-de-sac design and
access standards.
4. Storm Drainage will be accomplished through appropriate grading of residential
foundations to create positive drainage and the large impervious area of the site.
5. Water requirements of the Little Thompson Water District are satisfied and all
needed water taps have been acquired.
6. Sewer will be addressed with individual septic systems. Each lot will be platted
with two leach field locations. At the time of a building permit, detailed soil and
percolation tests will be completed to determine the size and type of septic
system. Standard conditions of approval should address any minimal concerns.
7. The public transportation infrastructure that serves the site is considered adequate.
The internal access, as shown on the site plan is a paved public street. The access
design is in large part due to the development concept for the larger rural use lots
Stop signs and street signs will be installed at appropriate locations.
No traffic study is required.
Utility easements will be established on the final plat per the County code.
8. Mail boxes will be established on the internal road as prescribed by the postal
jurisdiction.
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Component Three—Landscaping Elements
The landscaping for this development is all on private lots,on open spaces that are
controlled by the reclamation plans that are part of the gravel pit, or part of a natural grass
or pasture area. A small entry area will be provided by an easement from Lot 2 which
will be maintained by the association to include an entry monument identification sign
and an adjacent address identification sign for emergency services for identification.
These signs will not exceed 32 square feet each and will be maintained in a xeriscape
feature consisting of ground cover and shrubs
Component Four—Site Design
The following discussion addresses the intent behind the development proposal and how
it achieves the spirit behind the Comprehensive Plan policies. The proposal's
compatibility is also addressed below.
1. Site features and development objectives: The property contains nearly 80 acres.
The majority of the site will be kept as an open space natural area and pasture as a
result of the existing floodplain and nearly completed gravel extraction operation.
2. The property is not located within a growth boundary but within a three mile area
of Greeley and Johnstown. The comments from Johnstown which has the most
potential to annex this property is the future is concern for the lake edges being
created natural and a concern that there may be a regional recreation trail in the
area. The reclamation design does account for a natural edge to the water bodies
and the open space designation will create the potential for a regional trail
sometime in the future. Greeley commented that this plan does not fit their
Comprehensive Plan in that it is not an urban development and is not a cluster and
therefore sprawl. The apparent conflict presented here by The City of Greeley's
comments are unfortunate because they do not permit any interpretation of the
specific set of circumstances This property has unique features which make it
desirable to be developed in the manner proposed: First it is utilizing non-prime
soils; second it is clustering lots on an area of non-prime soils,adjacent to an
significant natural feature made possible from intensive resource extraction;third,
by creating opportunity for rural residential sites at a single clustered location,
less pressure is placed on other sites which may have prime soils; and fourth, if
this site were to be annexed into an urban setting,it would be desired and
expected that setbacks to preserve the natural environs and low density to not
encroach or impact the natural setting would commonly be required. Such an
approach would be considered buffering a natural area from more intense urban
activity. Greeley's concerns for this project have been softened during
conversations with the property owner and planning staff.
3. The ability to preserve prime agricultural land may be achieved when a smaller,
isolated area, such as the proposed property, can be developed thereby relieving
other less appropriate area from development pressures.
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4. Uses within the PUI)are residential and rural uses. Livestock will be permitted
per the limits for animal units in the code. The Homeowner's Association and the
Lakota Lakes, LLC will own and control the common area as equestrian use and
recreation use. Parts of the open space will therefore be active and some will be
passive. Should additional oil and gas development be requested, the common
tract will permit such activity separated from the housing uses.
5. Hunting restrictions have been incorporated to further enhance compatibility with
the adjacent Challenger sanctuary. The location of the lots are as far away from
the sanctuary and are consistently placed with the lots in the adjacent Challenger
Ranch.
Component Five—Common Open Space Usages
The common open space within the PUD, identified as Outlot C will be operated and
maintained by a Homeowner's Association and Lakota Lakes, LLC. The open spaces are
for the common enjoyment and use of the future residents and a mandatory program for
collection of fees for any common expenses will be established through the
Homeowner's Association. Grazing of livestock will continue on Outlot D. Outlot C will
contain lakes and natural grass areas. Pathways and limited features such as benches and
rest areas may be placed by the HOA. Out lot B is a passive area, which will be
maintained as a dry land grassed parcel.
Component Six- Sippage
Signage for this PUD may include a single entry identification sign. In all cases signs
shall meet the requirements of Section 6.3.6.3 Sign District Regulations as prescribed
within the Weld County PUD Ordinance 197. An additional sign for identification for
Emergency Service responders will also be located at the entry.
Component Seven—MUD Impact
Not applicable
Component Eight—Intergovernmental Agreement Impacts
Not applicable
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•-� EXHIBIT AA@
Name of Subdivision
or Planned Unit Development:
Lakota Lakes Ranch.. LLC
Filing: •
1
Location:
NW 1/4&THE N 1/2,SW 1/4,SEC. 29,T5N, h67W,6th P.M., WELD COUNTY,COLORADO
Intending to be legally bound, the undersigned Applicant hereby agrees to provide throughout this Subdivision or
Planned Unit Development the following improvements. (Leave spaces blank where they do not apply.)
Estimated
Improvements Unit Cost Construction Cost
Site grading
Street grading
Street base
Street paving subgrade prep included (4" Asphalt/3"base) $63,859.32
Curbs, gutters, and culverts
Sidewalk
Storm sewer facilities
Retention ponds
Ditch improvements
Subsurface drainage
Sanitary sewers
Trunk and forced lines
Mains
Laterals(house connected)
On-site sewage facilities
On-site water supply and storage
Water mains(includes bore) completed
Fire hydrants $3,500.00/ea -one is complete $3,500.00
Survey and street monuments and boxes
Street lighting
Street name signs
Fencing requirements
Landscaping
Park improvements
Road culvert
Grass lined swale
Telephone t hie
Gas complete
Electric complete
Water transfer
SUB-TOTAL:
Engineering and Supervision Costs$ 13,000.00
(Testing, inspection, as-built plans and work in addition to preliminary and final plat;supervision of actual
construction by contractors)
EXHIBIT AB@
Name of Subdivision
or Planned Unit Development:
Lakota Lakes Ranch.LLC
Filing: 1
Location:
NW 1/4&THE N 1/2,SW 1/4,SEC. 29,T5N,R67W,6th P.M..WELD COUNTY,COLORADO
All improvements shall be completed within 3 years from the date of approval of the final plat.
Construction of the improvements listed in Exhibit AA a@ shall be completed as follows:
(Leave spaces blank where they do not apply.)
Improvements Time for Completion
Site grading 08/05/2004
Street grading existing
Street base
11/05/05
Street paving 12/05/06
Curbs,gutters,and culverts
Sidewalk
Storm sewer facilities
Retention ponds
Ditch improvements
Subsurface drainage
Sanitary sewers
Trunk and forced lines
Mains existing
Laterals(house connected)
On-site sewage facilities
On-site water supply and storage
Water mains existing
Fire hydrants 0a/30/04
Survey and street monuments and boxes
Street lighting
Street name signs 08/30/04
Fencing requirements
Landscaping
Park improvements
Road culvert
Grass lined swale
Telephone complete
Gas complete
Electric complete
Water transfer complete
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