HomeMy WebLinkAbout20042707.tiff PUD FINAL PLAT
IIIIDe. ADMINISTRATIVE REVIEW
COLORADO
CASE
NUMBER: PF-1011 HEARING DATE: September 15, 2004
PLANNER: S. Lockman
APPLICANT: Doug Tiefel/River Runs Through It, LLC
ADDRESS: P.O. Box 17130, Boulder, CO 80308-0130
REQUEST: Pelican Shores PUD
Final plat for forty(40) lots with R-1 (Low Density Residential)Zone Uses along with
193 acres of open space consisting of a river corridor and two private recreational
lakes.
LEGAL Part of the E2 of Section 36, T3N, R68W of the 6th P.M., Weld County,
DESCRIPTION: Colorado
LOCATION: North of and adjacent to County Road 26 and west of and adjacent to County Road 13
ACRES: 240 +/- PARCEL NUMBERS: 1207 36 000059, 1207 36 400061,
1207 36 100061 and 1207 36 100062
THE DEPARTMENT OF PLANNING SERWOES' STAFF RECOMMENDS APPROVAL OF THIS
APPLICATION FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 27-7-30 of the
Weld County Code.
2. The request is in conformance with Section 27-7-40.C of the Weld County Code, as follows:
A. Section 27-7-40.C.1--That the proposal is consistent with Chapters 19, 22,23,24 and 26 of the
Weld County Code.
1) Section 22-2-210.D.2, PUD Policy 4.2— A Planned Unit Development which includes a
residential use should provide common open space free of buildings, streets, driveways
or parking areas. The common open space should be designed and located to be easily
accessible to all the resident of the project ans usable for open space and recreation. The
site has lakes which are to be used for sailing,skiing and fishing.Three areas are planned
for picnic areas and boat docks. The applicant has also included an area for a wildlife
preserve.
2) Section 22-3-50.8.1, P.Goal 2 "Require adequate facilities and services to assure the
health,safety and general welfare of the present and future residents of the County." The
northern portion of the proposed PUD will be serviced by Little Thompson Water District
for potable water and fire protection requirements. The southern portion of the proposed
PUD will be serviced by Central Weld County Water District. St. Vrain Sanitation District
will handle the effluent flow.St.Vrain Sanitation District voiced concerns that not all of the
property was included in their District.The original request for inclusion into the District did
not include the river and lakes. In a telephone message received on September 8, 2004
from Steve Beck with St.Vrain Sanitation District, Mr. Beck indicated that the District has
agreed to accept the property as it was originally petitioned into the district even though it
does not meet their current policy. In a referral response from the Colorado Division of
PF-1011 Pelican Shores PUD 1 2004-2707
Water Resources, the Division requested additional information on the Water Supply
Information Summary form and clarification as to who is responsible for augmentation for
ponds. The applicant has submitted the requested information and in a telephone
conversation on September 9, 2004, Joanna Williams with the Division of Water
Resources stated their concerns have been addressed. No additional concerns have been
raised from referral agencies regarding the adequacy of services to the site.
3) The proposed site is not influenced by any intergovernmental agreements or the Mixed Use
Development area.
B. Section 27-7-40.C.2--That the uses which would be allowed in the proposed PUD will conform
with the performance standards of the PUD Zone District contained in Article 11, Chapter 27 of
the Weld County Code.The applicants have met the twenty performance standards as delineated
in Section 27-2-10 regarding access, buffering and screening, bulk requirements, circulation,
etcetera.The applicants have submitted Improvement Agreements According to Policy Regarding
Collateral for Improvements(Private Road Maintenance)and are required to enter into an Off-site
Improvements Agreement for pavement of County Road 26.The Agreements will be required to
be approved and accepted by the Board of County Commissioners prior to recording the final
plat.
C. Section 27-7-40.C.3--That the uses which would be permitted will be compatible with the existing
or future development of the surrounding area as permitted by the existing zoning, and with the
future development as projected by Chapter 22 of the Weld County Code or master plans of
affected municipalities.The proposed site is not influenced by an Inter-Governmental Agreement.
The Town of Mead stated that they do not want Pelican Shores to be approved as an
unincorporated project and that the northern portion should be referred to the Town for possible
annexation. However, the applicant has chosen to proceed through the County application
process. The Town of Frederick indicated the plan does meet their Comprehensive Plan. The
Town of Firestone did not respond to the referral request.
D. Section 27-7-40.C.4--That adequate water and sewer service will be made available to the site
to serve the uses permitted within the proposed PUD in compliance with the performance
standards in Article II, Chapter 27 of the Weld County Code.The northern portion of the proposed
PUD will be serviced by Little Thompson Water District for potable water and fire protection
requirements. The southern portion of the proposed PUD will be serviced by Central Weld
County Water District. St. Vrain Sanitation District will handle the effluent flow.
E. Section 27-7-40.C.5 -- That street or highway facilities providing access to the property are
adequate in functional classification, width, and structural capacity to meet the traffic
requirements of the uses of the proposed PUD Zone District. The Department of Public Works
has required the portion of County Road 26 south of the centerline to be paved to a full 12-foot
section with fillets at the edge of pavement to eliminate drop offs.
F. Section 27-7-40.C.6—In the event the street or highway facilities are not adequate, the applicant
shall supply information which demonstrates the willingness and financial capacity to upgrade the
street or highway facilities in conformance with the Transportation Sections of Chapters 22, 24
and 26,if applicable.The applicant is required to enter into an Off-site Improvements Agreement
for pavement of County Road 26.The Agreement will be required to be approved and accepted
by the Board of County Commissioners prior to recording the final plat.
G. Section 27-7-40.C.7 -- That there has been compliance with the applicable requirements
contained in Chapter 23 of the Weld County Code regarding overlay districts,commercial mineral
deposits, and soil conditions on the subject site. Conditions of Approval and Development
Standards ensure that soil conditions shall be considered when placing structures on site.
PF-1011 Pelican Shores PUD 2
Agreements have been reached with all oil and gas interests on site. A gravel mine is currently
located on the site.The mining was permitted by Use by Special Review Permit 639 and will be
required to be vacated prior to recording the final plat.
H. Section 27-7-40.C.8--If compatibility exists between the proposed uses and criteria listed in the
development guide, and the final plan exactly conforms to the development guide. The proposed
PUD Final Plan uses are compatible with the criteria listed in the Developmental Guide.
The Department of Planning Services'recommendation for approval is conditional upon the following:
1. Prior to recording the PUD Final Plat:
A. The applicant has submitted two draft Improvements Agreements According to Policy Regarding
Collateral for Improvements(Private Road Maintenance).One for the northern portion of the site
and one for the southern portion of the site. The agreements and collateral shall be approved
and accepted by the Board of County Commissioners prior to recording the Final Plat. The
improvements agreement should include the construction of a cistern and vaulted restroom at
each of the three recreational areas. (Department of Planning Services)
B. The applicant shall enter into an off-site(Public) Improvements Agreement for improvements to
County Road 26.This agreement shall be approved by the Board of County Commissioners.The
agreements and collateral shall be approved and accepted by the Board of County
Commissioners prior to recording the Final Plat(Department of Public Works)
C. The applicant shall submit a final geotechnical report for this development site that includes
groundwater levels and disturbed soil conditions/properties. The Department of Public Works
has not received this report as to date. Evidence of Public Works approval shall be submitted to
the Department of Planning Services. (Department of Public Works)
D. The applicant submitted covenants for the northern portion of the subdivision. The application
indicates that the covenants for the southern portion are substantially the same. The applicant
shall submit three complete copies of the covenants for the southern portion for review and
approval by County Staff. (Department of Planning Services)
E. The applicant shall submit evidence that the Weld County Attorney's Office has reviewed the
Restrictive Covenants and Home Owners Association Incorporation paperwork for Pelican
Shores PUD. Any changes requested by the Weld County Attorney's Office shall be
incorporated. In order to be in compliance with the Weld County Code,Article IV, Section 7 shall
be amended to read no sign may exceed two (2) square feet. The covenants shall also be
amended to include language expressly stating that river stabilization shall be at the expense of
the Home Owners Association. (Department of Planning Services)
F. The applicant shall submit finalized copies and the appropriate fee($6 for the first page and $5
for each additional page) to the Department of Planning Services for recording the Restrictive
Covenants for Pelican Shores PUD in the Office of the Clerk and Recorder. (Department of
Planning Services)
G. The applicant shall submit Certificates from the Secretary of State showing the Pelican Shores
Homeowners Associations have been formed and registered with the state. (Department of
Planning Services)
H. A Signing Plan per the current edition of the MUTCD is required as part of the final roadway
plans. The Signing Plan may include street names, stop, yield, no outlet or other associated
subdivision signing. Written evidence of Public Works approval shall be submitted to the
PF-1011 Pelican Shores PUD 3
Department of Planning Services. (Department of Public Works)
I. The portion of County Road 26 south of the centerline shall be paved to a full 12-foot section with
fillets at the edge of pavement to eliminate drop-offs and so noted on the roadway construction
drawings. Written evidence of Public Works approval shall be submitted to the Department of
Planning Services. (Department of Public Works)
J. The applicant shall submit to Public Works stamped, signed and dated final roadway,drainage,
utility/construction plan drawings(full set). Certified drawings will remain in the department's file
for use during construction.Written evidence from the Department of Public Works indicating the
plans have been submitted shall be given to the Department of Planning Services. (Department
of Public Works)
K. The applicant shall submit three(3)additional sets of final roadway,drainage,utility/construction
plan drawings (stamped, signed, and dated)to Public Works for Weld County Field Inspectors'
use during construction of the subdivision. Written evidence from the Department of Public
Works indicating the plans have been submitted shall be given to the Department of Planning
Services. (Department of Public Works)
L. The applicant shall submit written evidence that the requested impact and cash-in-lieu fees have
been paid to the St. Vrain Valley School District. (Department of Planning Services)
M. The application indicates that the northern portion of the subdivision shall be conveyed to
Columbine Land Resources Inc. prior to recording the final plat. If the property is conveyed,the
applicant shall submit the recorded deed along with notarized evidence showing who has legal
authority to sign for the corporation. (Department of Planning Services)
N. The applicant shall submit copies of finalized water and sewer agreements with St. Vrain
Sanitation,Little Thompson Water District and Central Weld County Water District.(Department
of Planning Services)
O. The applicant shall submit deeds which convey all open space to the Pelican Shores
Homeowners Association. (Department of Planning Services)
P. The applicant has indicated that an existing water tap on the south area will be used to water
landscaping.The applicant shall submit evidence that the tap has been conveyed to the Home
Owners Association. (Department of Planning Services)
Q. The applicant shall submit a letter requesting the vacation of USR-639 along with evidence that
the Division of Minerals and Geology has released the site or that all Division concerns have been
addressed. (Department of Planning Services, Colorado Geological Survey)
R. The Plat shall be amended to include the following:
1) Common-use boat ramp(s)swim beaches,picnic areas,etc.shall be depicted on the Final
Plat. (Department of Public Health and Environment)
2) Passive and active recreational uses shall be defined on the plat. (Department of Public
Health and Environment)
3) All utility easements shall be indicated on the plat as approved by the Weld County Utility
Advisory Committee. (Utility Advisory Committee)
4) The applicant must provide separation (visual)control between Pelican Shores Drive and
PF-1011 Pelican Shores PUD 4
County Road 26. The two roads are adjacent, so some type of longitudinal traffic barrier
(physical)must be employed for the safety of the public. Night driving is a major concern;
especially with vehicle headlamps and the possibility of disorientation. Evidence of Public
Works approval shall be submitted to the Department of Planning Services. (Department
of Public Works)
S. The applicant shall submit a digital file of all drawings associated with the Final Plan application.
Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation); acceptable GIS formats are
ArcView shapefiles, Arclnfo Coverages and Arclnfo Export files format type is .e00. The
preferred format for Images is.tif(Group 4).(Group 6 is not acceptable).(Department of Planning
Services)
2. The Final Plat is conditional upon the following and that each be placed on the Final Plat as notes prior
to recording:
A. The PUD final Plat allows for R-1 (Low Density Residential)Zone Uses except that no animal
units will be allowed,the maximum lot coverage shall be 20%and the maximum building height
shall be 35 feet. The PUD has 193 acres of open space consisting of a river corridor and two
private recreational lakes as indicated in the application materials on file in the Department of
Planning Services and subject and governed by the Conditions of Approval stated hereon and
all applicable Weld County Regulations. (Department of Planning Services)
B. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
C. Water service shall be obtained from Central Weld County Water District and Little Thompson
Water District. (Department of Public Health and Environment)
D. Sewer service shall be obtained from the St. Vrain Sanitation District. (Department of Public
Health and Environment)
E. Permanent restroom and handwashing facilities shall be provided within easy access of the public
gathering areas. (Department of Public Health and Environment)
F. The recreational uses on the lakes will require compliance with the water quality standards of the
Colorado Department of Public Health and Environment Swimming Pool and Mineral Bath
Regulations. (Department of Public Health and Environment)
G. Use of the open space facilities is limited to residents of the subdivision and their guests.
Recreational activities on the lakes shall include skiing, fishing and sailing. Should the Home
Owners Association wish to establish a swim beach or picnic area or sell memberships to non-
residents, the Weld County Departments of Planning Services and Public Health and
Environment should be contacted to establish the appropriate permitting process.(Departments
of Public Health and Environment and Planning Services)
H. 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. (Department of Public Health and Environment)
I. 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.(Department of
Public Health and Environment)
PF-1011 Pelican Shores PUD 5
J. 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. (Department of Public Health and Environment)
K. 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. (Department of Public Health and Environment)
L. All structures shall be constructed with the lowest floor elevation being one (1)foot above the
100-year flood elevation of 4810.4-feet as indicated in the LOMA, dated January 2, 2003, case
number:03-08-0025A. A Elevation Certificate shall be submitted to the Weld County Building
Inspection Department prior to the release of the Certificate of Occupancy unless waived by the
Department of Planning Services or the Department of Building Inspection. (Department of
Planning Services)
M. The site shall be developed in accordance with the recommendation included in the Preliminary
Subsurface Investigation report by Western Soils, Inc. dated October 18, 2002 including the
possible use of a drilled pier foundation system. This is a result of extensive fill, which reflect
disturbed soil conditions and properties. (Department of Planning Services)
N. In accordance with the Preliminary Subsurface Investigation by Western Soils,Inc.dated October
18, 2002, special considerations should be given to the depth of any basement excavations on
the South Pelican Shores site due to groundwater conditions throughout this area of
development. (Department of Planning Services)
O. The Weld County Sheriff's Office has limited traffic enforcement powers on roadways within
subdivision that are not maintained by the County. (Sheriffs Office)
P. All landscaping within sight distance triangles must be less than 3 '//feet in height at maturity.
(Department of Planning Services)
Q. A Home Owner's Association(s)shall be established prior to the sale of any lot. Membership in
the Association(s) is mandatory for each parcel owner. The Association(s) is responsible for
liability insurance, taxes and maintenance of open space, streets, private utilities and other
facilities. Open space restrictions are permanent. (Department of Planning Services)
R. The Pelican Shores Homeowner's Association is responsible for maintenance and preservation
of the bank of the St. Vrain Creek. The County will not assume responsibility. (Department of
Planning Services)
S. Weld County's Right to Farm as delineated on this plat shall be recognized at all times.
(Department of Planning Services)
T. No animal units will be allowed within Pelican Shores PUD. (Department of Planning Services)
U. Oil and gas facilities within the subdivision must be fenced to avoid tampering. (Sheriffs Office)
V. One development sign not to exceed thirty-two square feet has been approved at each entrance.
Signs shall meet all requirements of Chapter 23, Article IV, Division 2, Chapter 26, Article II,
Section 90 and Chapter 27, Article VI, Section 90 of the Weld County Code. (Department of
Planning Services)
PF-1011 Pelican Shores PUD 6
W. Effective January 1,2003, Building Permits issued on the lot will be required to adhere to the fee
structure of the County Road Impact Program. (Ordinance 2002-11) (Department of Planning
Services)
X. Stop signs and street name signs will be required at all intersections. (Department of Planning
Services)
Y. All single-family residences shall have a legible address that is clearly visible from the street
fronting the property. (Mountain View Fire Protection District)
Z. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code. (Department
of Planning Services)
AA. The Weld County Department of Public Works shall be notified prior to placing utilities in the road
rights-of-way to determine if permits will be required. (Department of Public Works)
BB. A separate building permit shall be obtained prior to the construction of any building.(Department
of Building Inspection)
CC. A plan review is required for each building. Plans may require the wet stamp of a Colorado
registered engineer or architect.Two complete sets of plans are required when applying for each
permit. (Department of Building Inspection)
DD. Buildings shall conform to the requirements of the codes adopted by Weld County at the time of
permit application. Current adopted codes include the 2003 International Residential Code;2003
International Building Code; 2003 International Mechanical Code; 2003 International Plumbing
Code; 2003 International Fuel Gas Code; 2002 National Electrical Code and Chapter 29 of the
Weld County Code. (Department of Building Inspection)
EE. Each building will require an engineered foundation based on a site-specific geotechnical report
or an open hole inspection performed bya Colorado registered engineer.Engineered foundations
shall be designed by a Colorado registered engineer. (Department of Building Inspection)
FF. Fire resistance of walls and openings,construction requirements,maximum building height and
allowable areas will be reviewed at the plan review. Setback and offset distances shall be
determined by Chapter 23 of the Weld County Code. (Department of Building Inspection)
GG. Building height shall be measured in accordance with the 2003 International Building Code for
the purpose of determining the maximum building size and height for various uses and types of
construction and to determine compliance with the Bulk Requirements from Chapter 23 of the
Weld County Code. Building height shall be measured in accordance with Chapter 23 of the
Weld County Code in order to determine compliance with offset and setback requirements.
When measuring buildings to determine offset and setback requirements, buildings are
measured to the farthest projection from the building. Property lines shall be clearly identified and
all property pins shall be staked prior to the first site inspection.
HH. The property owner shall be responsible for compiling with the Performance Standards of
Chapter 27, Article II and Article VIII, of the Weld County Code. (Department of Planning
Services)
II. Weld County personnel shall be granted access onto the property at any reasonable time in order
to ensure the activities carried out on the property comply with the Development Standards stated
herein and all applicable Weld County Regulations. (Department of Planning Services)
PF-1011 Pelican Shores PUD 7
JJ. The site shall maintain compliance at all times with the requirements of the Weld County
Government, and adopted Weld County Code and Policies. (Department of Planning Services)
KK. Section 27-8-80.A of the Weld County Code- Failure to Comply with the PUD Final Plan -The
Board of County Commissioners may serve written notice upon such organization or upon the
owners or residents of the PUD setting forth that the organization has failed to comply with the
PUD Final Plan. Said notice shall include a demand that such deficiencies of maintenance be
cured within thirty(30)days thereof. A hearing shall be held by the Board within fifteen(15)days
of the issuance of such notice, setting forth the item, date and place of the hearing. The Board
may modify the terms of the original notice as to deficiencies and may give an extension of time
within which they shall be rectified.
LL. Section 27-8-80.B of the Weld County Code -Any PUD Zone District approved in a Final Plan
shall be considered as being in compliance with Chapter 24 of the Weld County Code and
Section 30-28-101, et seq., CRS.
3. Prior to construction:
A. The applicant shall contact the Mountain View Fire Protection District for review and approval of
all access roads. Evidence of Fire District approval shall be submitted to the Department of
Building Inspections prior to construction on the site. (Mountain View Fire Protection District)
B. The applicant shall submit street construction plans for the utilities showing the location of fire
hydrants, the size of water mains and available fire flows to the Mountain View Fire Protection
District for review and approval. Evidence of Fire District approval shall be submitted to the
Department of Building Inspections prior to construction on the site. (Mountain View Fire
Protection District)
C. Stop signs and street name signs including address ranges will be required at all intersections.
If standard street signs are not used, the sign type must be submitted to Mountain View Fire
Protection for review. (Mountain View Fire Protection District)
D. The applicant shall submit an eight and one-half inch by eleven inch map showing street
configuration,street names,hydrant locations and addresses of the lots to the Mountain View Fire
Protection District. (Mountain View Fire Protection District)
E. All single-family residences shall have a legible address that is clearly visible from the street
fronting the property.The address numbers shall contrast with their background.(Mountain View
Fire Protection District)
4. Upon completion of 1 and 2 above, the applicant shall submit two (2) paper copies of the plat for
preliminary approval to the Weld County Department of Planning Services. Upon approval of the paper
copies the applicant shall submit a Mylar plat along with all other documentation required as conditions
of approval. The Mylar plat shall be recorded in the office of the Weld County Clerk and Recorder by
Department of Planning Services'Staff. The plat shall be prepared in accordance with the requirements
of Section 27-9-20 of the Weld County Code. The Mylar plat and additional requirements shall be
submitted within thirty(30)days from the date of the Board of County Commissioners resolution.The
applicant shall be responsible for paying the recording fee.
5. Section 27-8-60 of the Weld County Code-Failure to Record a Planned Unit Development Final Plan-
If a Final Plan plat has not been recorded within one (1)year of the date of the approval of the PUD
Final Plan, or within a date specified by the Board of County Commissioners, the Board may require
the landowner to appear before it and present evidence substantiating that the PUD Final Plan has not
PF-1011 Pelican Shores PUD 8
been abandoned and that the applicant possesses the willingness and ability to record the PUD Final
Plan plat. The Board may extend the date for recording the plat. If the Board determines that
conditions supporting the original approval of the PUD Final Plan cannot be met, the Board may, after
a public hearing, revoke the PUD Final Plan.
PF-1011 Pelican Shores PUD 9
DEPARTMENT OF PLANNING SERVICES
PHONE (970)353-6100, EXT.3540
WIlD
FAX(970)304-6498
1555 N. 17TH AVENUE
C. GREELEY, COLORADO 80631
COLORADO -
River Runs Through It, LLC
do Doug Tiefel
PO Box 17130
Boulder CO 80308-0130
July 28, 2004
Subject: PF-1011- PUD Final Plan for 40 lots with R-1 (Low Density Residential)Zone Uses along with
193 acres of open space consisting of a river corridor and tow private recreational lakes on a
parcel of land described as Part of the E2 of Section 36, T3N, R68W of the 6th P.M., Weld
County, Colorado.
Dear Applicant:
Your application and related materials for the request described above are complete and in order at the
present time. I have scheduled a meeting with the Weld County Utilities Advisory Committee for
Thursday, August 12, 2004, at 10:00 a.m. This meeting will take place in the Weld County Planning
Department, Conference Room, 918 W. 10th Street, Greeley, Colorado.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying within
three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of the
submitted materials to the Firestone, Frederick and Mead Planning Commission for their review and
comments. Please call Firestone at 303-833-3291, Frederick at 303-833-2388 and Mead at 970-535-
4477, for information regarding the date, time and place of the meeting and the review process. It is
recommended that you and/or a representative be in attendance at each of the meetings described above
in order to answer any questions that might arise with respect to your application.
The Department of Planning Services' staff will make a recommendation concerning this application to the
Weld County Planning Commission. It is the responsibility of the applicant to contact the Department of
Planning Services office a few days before the date of the hearing to obtain that recommendation.
If you have any questions concerning this matter, please feel free to call me.
Sincerely,
Sheri Lockman
Planner
BOARD OF COUNTY COMMISSIONERS' SIGN POSTING
CERTIFICATE
THE LAST DAY TO POST THE SIGN IS AUGUST 31, 2004 THE SIGN SHALL BE POSTED
ADJACENT TO AND VISIBLE FROM A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY.
IN THE EVENT THE PROPERTY BEING CONSIDERED FOR A SPECIAL REVIEW IS NOT
ADJACENT TO A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY, THE DEPARTMENT
OF PLANNING SERVICES SHALL POST ONE SIGN IN THE MOST PROMINENT PLACE ON
THE PROPERTY AND POST A SECOND SIGN AT THE POINT AT WHICH THE DRIVEWAY
(ACCESS DRIVE) INTERSECTS A PUBLICALLY MAINTAINED ROAD RIGHT-OF-WAY.
I, SHERI LOCKMAN, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN
WAS POSTED ON THE PROPERTY AT LEAST FIFTEEN DAYS BEFORE THE BOARD OF
COMMISSIONERS HEARING FOR PZ-1011 IN THE AGRICULTURAL ZONE DISTRICT.
SHERI LOCKMAN
Name of Person Posting Sign
) /
Signure of P rs3O Posting Sign
STATE OF COLORADO
) ss.
COUNTY OF WELD
The foregoing instrument was subscribed and sworn to me this qday of • , 2004.
WITNESS my hand and official seal.
1C—C142
Notary Public
QMy Commission Expires: / �� (
;e:0410^ ati,ka
wS
i it
.� iN Ei�i J g
z �« it ? �, r a k
C� 4 '; l 1f5� ¢ s ti- 1 d 4 t
��8 g
xe 8
i .r
A
{"tp' i w =aold }a y. g titiLay �` %
F
e d I t n ' . JR- r`' t'` t— . i I
M �.
I
" .
I;1;:t 1:1,,,77:T.,-;:7-1-1,
f :
. r
j { ryIli
,�'1i�,`8� + i M - a 1
,t .. ..
4
<_
North lake North Lake and lots
gltas `r.
n �
ih
South Lake and lots South Lake
•- = _.111
4
K �
i,
" .
FIELD CHECK inspection date: Aug. 31, 2004
CASE NUMBER: PF-1011
APPLICANT: Doug Tiefel/River Runs Through It, LLC
LEGAL DESCRIPTION: Part of the E2 of Section 36, T3N, R68W of the 6th P.M., Weld County,
CO
LOCATION: North of and adjacent to County Road 26 and west of and adjacent to County Road
Zoning Land Use
N A (Agricultural) N Agricultural / Residential
E A (Agricultural) E Agricultural / Mining
S A (Agricultural) S Agricultural / Residential
W A (Agricultural) W Agricultural / Residential
COMMENTS: Mining appears to be complete on the site. Site is well
maintained.
i/C&' / k— is
Sheri Lockman , Planner II
Hello