HomeMy WebLinkAbout20042685.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Highland Acquisition Group Case Number PZ-1045
Highland Estates
Submitted or Prepared
Prior to At
Hearing Hearing
1 Staff Comments X
Department of Planning Services Field Check Form X
Planning Commissioner Field Check Form X
Letter to Applicant X
Affidavit of sign posting X
Legal Notifications X
2 Application X
Maps X
Deed/Easement Certificate X
Surrounding Property/Mineral Owners X
Utilities X
3 Referral List X
Referrals without comment X
Boulder Valley Soil Conservation District, referral received June 14,2004 X
City of Dacono, referral received June 4, 2004 X
Weld County Zoning Compliance, referral received May 25, 2004 X
Left Hand Water District, referral received May 27, 2004 X
`' 4 Referrals with comments X
Xcel Energy, referral received May 28,2004 X
Weld County Building Inspection, referral received May 28,2004 X
Weld County Public Works, referral received June 8, 2004 X
Weld County Department of Planning Services, Landscape, referral received May X
25,2004
Weld County Department of Planning Services, Building Tech, referral received X
July 9, 2004
Weld County Public Health and Environment, referral received June 30, 2004 X
Weld County Sheriffs Office, referral received June 15,2004 X
State of Colorado, Division of Water Resources, referral received July 7, 2004 X
Postmaster, referral received November 17, 2003 X
Boulder County, referral received November 12, 2003 X
EXEUNT
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2004-2685 ��
Mountain View Fire Protection District, referral received June 11, 2004 X
Saint Vrain School District, referral received June 21,2004 X
Colorado Department of Transportation,referral received June 2,2004 X
5 Surrounding Property Owners- Letters
6 PC Exhibits X
6.a Letter from Krub&Sobel, LLC do Anadarko Land dated July 16,2004 X
6.b Letter from Krub&Sobel, LLC c/o Anadarko Land dated July 16,2004 X
X
I hereby certify that the twenty-five items identified herein were submitted to the Department of Planning Services at or prior to the
scheduled Board of County Commissioners hearing.
Jacquelin atch ❑ Planner
LAND USE APPLICATION
SUMMARY SHEET
PLANNED UNIT DEVELOPMENT CHANGE OF ZONE
COLORADO
CASE NUMBER: PZ-1045 HEARING DATE:July 20, 2004
APPLICANT: Highland Acquisition Group
ADDRESS: 6297 S. Potomac Way, Centennial CO 80111
REQUEST: Highland Estates, Change of Zone from the A (Agricultural) Zone District to PUD
for nine (9) lots with (E) Estate uses and two (2) non-residential outlots and one
(1)agricultural outlot.
LEGAL: Lot B of RE-3105 being part of N2 NW4 of Section 5, Ti N, R68W of the 6th P.M.,
Weld County, Colorado.
LOCATION: South of and adjacent to Highway 52 and approximately %mile east of CR 3.
ACRES: 56.9 acres, more or less PARCEL#: 1467 05 000030
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The Department of Planning Services'staff has received responses from the following agencies:
• Weld County Zoning Compliance Officer, referral received May 25, 2004
• Weld County Department of Public Works, referral received June 8, 2004
▪ Weld County Department of Planning Services, referral received May 25, 2004
▪ Weld County Building Inspection, referral received May 28, 2004
• Weld County Department of Public Health and Environment, referral received June 28, 2004
• Weld County Sheriff's Office, referral received June 15, 2004
• Weld County Department of Planning Services, Building Tech, referral received July 9, 2004
• Boulder Valley Soil Conservation District, referral received June 14, 2004
▪ Mt. View Fire Protection District, referral received June 11, 2004
• City of Dacono, referral received June 4, 2004
• Xcel Energy, referral received May 28, 2004
• Colorado Department of Transportation, referral received June 2, 2004
• Left Hand Water District, referral received May 27, 2004
• State of Colorado, Division of Water Resources, referral received July 7, 2004
• St. Vrain Valley School District, referral received June 21, 2004
• Postmaster, referral received November 17, 2003
• Boulder County Planning Long Range Division, referral received November 12, 2003
The Department of Planning Services'staff has not received responses from:
• State of Colorado, Division of Wildlife
Highland Estates PUD PZ-1045 Page 1 E X H I B I T
OF• \ AIVE ECOMNE
I ADMINISTRATIVE RECOMMENDATION
WI`k
COLORADO
PLANNER: Jacqueline Hatch
CASE NUMBER: PZ-1045 HEARING DATE:July 20, 2004
APPLICANT: Highland Acquisition Group
ADDRESS: 6297 S. Potomac Way, Centennial CO 80111
REQUEST: Highland Estates, Change of Zone from the A (Agricultural) Zone District to PUD
for nine (9) lots with (E) Estate uses and two (2) non-residential outlots and one
(1)agricultural outlot.
LEGAL: Lot B of RE-3105 being part of N2 NW4 of Section 5, Ti N, R68W of the 6th P.M.,
Weld County, Colorado.
LOCATION: South of and adjacent to Highway 52 and approximately % mile east of CR 3.
ACRES: 56.9 acres, more or less PARCEL#: 1467 05 000030
THE DEPARTMENT OF PLANNING SERVICES'STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 27-5-30 of
the Weld County Code.
2. The submitted materials are in compliance with Section 27-6-120 of the Weld County Code as
follows:
A. Section 27-6-120.8.6.a - The proposal is consistent with any intergovernmental agreement in
effect influencing the PUD and Chapters 19 (Coordinated Planning Agreements), Chapter 22
(Comprehensive Plan), Chapter 23 (Zoning), Chapter 24 (Subdivision) and Chapter 26
(Mixed Use Development) of the Weld County Code. The proposed site is not influenced by
an Inter-Governmental Agreement. The proposal is consistent with the aforementioned
documents as follows:
1. Section 22-2-60.C (A. Goal 3) — Provide mechanism for the division of land which is
agriculturally zoned. Options for division shall be provided to ensure the continuation of
agricultural production and accommodate low intensity development. Urban-scale
residential, commercial and industrial development will be discouraged in areas where
adequate services and infrastructure are not currently available or reasonably obtainable.
The applicant is proposing a low density residential development of 9 lots on
approximately 56.9 acres. The minimum lot size is 1.71 acres with an overall density of
one septic system per 6.32 acres which does meet the current Department of Public
Health's policy.
Highland Estates PUD PZ-1045 Page 2
2. Section 22-2-60.D (A. Goal 4) — Conversion of agricultural land to nonurban residential,
commercial, and industrial uses will be accommodated when the subject site is in an area
that can support such development. Such development shall attempt to be compatible
with the region. This goal is intended to address conversion of agricultural land to
nonurban uses. Once converted, this land is less conducive to agricultural production.
The proposed PUD will be serviced by Left Hand Water District. Individual sewer
disposal systems will handle the effluent flow. The surrounding property consists of
primarily single family homes to the west and agricultural uses to the north, south and
east. The property consists of a steep slope down towards the southwest portion of the
lot. A ditch corridor runs north south on the western portion of the land. The property is
currently not farmed and consists of long grass.
3. 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 residents of the project and usable for open space and recreation.
Some Planned Unit Developments may not require common open space depending on
their type, density, or other factors. The proposal includes approximately 37 acres of an
agricultural outlot and open space. No residences shall be built in these areas.
4. Section 22-2-210.D. 3. (PUD.Policy 4.3.) — Conservation of natural site features such as
topography, vegetation and water courses should be considered in the project design.
The site plan has addressed the substantial issues surrounding the location of water
courses and varying topography.
5. Section 22-2-210.F. 1. (PUD.Policy 6.1.) -- The development should provide for
perpetual maintenance of all commonly shared land and facilities. The County should not
bear the expense or responsibility of maintenance for any commonly shared land or
facilities within the Planned Unit Development. Conditions of Approval and Development
Standards ensure that any future work required to maintain the open space shall be at
the expense of the Homeowners Association.
6. Section 22-3-50.B.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 proposed PUD will be serviced by Left Hand Water District for potable water and fire
protection requirements. Individual sewer disposal systems will handle the effluent flow.
B. Section 27-6-120.6.6 - 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.
Section 27-2-20, Access standards — In a letter dated June 8, 2004 the Weld County
Department of Public Works has recommended that the applicant contact the Colorado
Department of Transportation regarding an access agreement, right-of-way, reservations,
improvement and future expansions of Highway 52. The Department of Planning Services in
a letter July 9, 2004 from the Building Tech noted that cul-de-sacs running east and west
need to be called Place and cul-de-sacs running north and south need to be called Way.
Section 27-2-40, Bulk requirements — The applicant has chosen to adhere to the bulk
requirements of the E (Estate) Zone District with the exception that the lot sizes will be an
average of 1.8 acres in size and two equine will be allowed per lot. The Department of
Planning Services is in support of these proposed modifications from E (Estate) Zone District
bulk requirements.
Highland Estates PUD PZ-1045 Page 3
The applicant has met the remaining performance standards as delineated in Section 27-2-
10. The Conditions of Approval and Development Standards ensure compliance with
Sections 27-2-20 through 27-2-220 of the Weld County Code.
C. Section 27-6-120.6.c - That the uses which would be permitted shall 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 site is within the three mile referral area for the City of
Dacono, Town of Erie, Town of Firestone and Boulder County. The City of Dacono and
Boulder County both indicated no conflicts with their interests. The Towns of Firestone and
Erie did not respond to the referral request.
D. Section 27-6-120.6.d - That the PUD Zone District shall be serviced by an adequate water
supply and sewage disposal system in compliance with the Performance Standards in Article
II the Weld County Code. The proposed PUD will be serviced by Left Hand Water District for
potable water and fire protection requirements. Individual sewer disposal systems will handle
the effluent flow. The Weld County Attorney's Office has indicated that the agreements
submitted by the applicant are adequate for the Change of Zone. The Weld County
Department of Public Health and Environment has indicated in a referral response dated
June 28, 2004 that the application has satisfied Chapter 27 of the Weld County Code in
regard to water and sewer service.
E. Section 27-6-120.6.e - 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 Weld County Public Works
Department has reviewed the proposal and has determined that the internal road right-of-way
shall be sixty (60) feet in width including cul-de-sacs with a sixty-five (65) foot radius, and
dedicated to the public. The typical roadway section of the interior roadway shall be shown
as two 12-foot paved lanes with 4-foot gravel shoulders on the change of zone plat. The cul-
de-sac edge of roadway radius shall be fifty (50) feet. Stop signs and street names will be
required at all intersections.
F. Section 27-6-120.6.f - An off-site road improvements agreement and an on-site
improvements agreement proposal is in compliance with Chapter 24 of the Weld County
Code as amended and a road improvements agreement is complete and has been
submitted, if applicable. The Weld County Public Works Department and Department of
Planning Services shall require an Improvements Agreement in accordance with Section 27-
6-120.6.f of the Weld County Code for improvements to Highland Estates PUD and all on-site
improvements.
G. Section 27-6-120.6.g - 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. The Weld County Department of
Public Works stated that a final drainage report and construction plans, conforming to the
drainage report, shall be approved prior to recording final plat. The final drainage report shall
research and document FEMA maps to determine if a flood hazard exists.
H. Section 27-6-120.6.h - Consistency exists between the proposed zone district(s), uses, the
specific or conceptual development guide. The submitted Specific Development Guide does
accurately reflect the performance standards and allowed uses described in the proposed
zone district, as described previously. The applicant is requesting that the Final Plan be
administratively reviewed. The Department of Planning Services' staff concurs with this
request.
Highland Estates PUD PZ-1045 Page 4
This approval recommendation is based upon compliance with Chapter 27 requirements.
The Change of Zone from the A (Agricultural) Zone District to PUD (Highland Estates) for nine (9) lots
with (E) Estate uses and two (2) non-residential outlots and one (1) agricultural outlot is conditional upon
the following:
1. Prior to scheduling the Board of County Commissioners Hearing:
A. The applicant shall submit to the Weld County Department of Planning Services a signed
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 and that mineral
owners concerns have been mitigated or the applicant shall submit evidence that the mineral
owners concerns have been addressed. (Department of Planning Services)
2. Prior to recording the Change of Zone plat:
A. The applicant shall attempt to address the requirements (concerns) of Weld County Sheriffs
Office, as stated in the referral response dated June 15, 2004. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department of
Planning Services)
B. The applicant shall attempt to address the requirements (concerns)of the Mountain View Fire
Protection District, as stated in the referral response dated June 11, 2004. Evidence of such
shall be submitted in writing to the Weld County Department of Planning Services.
(Department of Planning Services)
C. The applicant shall submit to the Department of Planning Services a revised name for the
PUD since Highland Estates already exists. Staff has noted that the application has also
been referred to as Highland Farms this name will be acceptable. (Department of Planning
Services)
D. The applicant shall be required to provide written and graphic evidence from the school
district and post office that the proposed mailbox location and bus shelter plan meets their
design standards and delivery requirements for the mailbox facility and 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. Further, evidence shall be provided that the facility meets the intent of the
Americans with Disabilities Act (ADA) for access. The Department of Building Inspection
shall review the proposed structure for compliance with all applicable codes as warranted.
Evidence of approval shall be submitted to the Department of Planning Services.
(Department of Planning Services)
E. The applicant shall provide the Department of Planning Services with a sign plan that
conforms with Section 23-4-80.A of the Weld County Code. (Department of Planning
Services)
F. The applicant shall provide a Ditch Agreement regarding the access road for both oil and gas
encumbrances, the ditch company and the existing fences on site or evidence that the
concerns have been mitigated. (Department of Planning Services)
G. The applicant shall provide the Department of Planning Services with evidence that an
access permit is granted from the Colorado Department of Transportation. (Department of
Planning Services and the Colorado Department of Transportation)
Highland Estates PUD PZ-1045 Page 5
H. The applicant shall provide documentation that the proposed crossing of and access to the
right-of-way easement Reception Number 2467785 Book 1522 as noted on the plat is
acceptable. (Department of Planning Services)
I. The plat shall be amended to include the following:
1. All pages of the plat shall be labeled PZ-1045. (Department of Planning Services)
2. The applicant shall adhere to the plat requirements in preparation of the Change of
Zone plat. (Department of Planning Services)
3. The applicant shall provide an Open Space/ Landscape Plan per Section 24-3-50.G of
the Weld County Code. (Department of Planning Services)
4. The proposed emergency access road along the southern boundary does not appear to
be prudent in expediting the emergency access vehicle to the emergency. The access
shall utilize the loop road as an extension to the cul-de-sac or align the road with the
southern edge of the existing right-of-way for an undocumented easement.
(Department of Planning Services)
5. The Weld County's Right to Farm shall be placed on the plat. (Department of Planning
Services)
6. The PUD name as approved by the Department of Planning Services. (Department of
Planning Services)
7. The cul-de-sacs running east and west need to be called Place and cul-de-sacs
running north and south need to be called Way. (Department of Planning Services)
8. Highway 52 requires a 200-foot right-of-way at full build out. A total of 100 feet from
the centerline of Highway 52 shall be delineated as right-of-way reservation for future
expansion of Highway 52. (Department of Planning Services and Colorado Department
of Transportation)
9. Primary and secondary septic system envelopes shall be placed on each lot. Each
envelope must meet all setback requirements. (Department of Public Health and
Environment)
10. Intersection sight distance triangles at the development entrance will be required to be
shown on the plat. All landscaping within the triangles must be less then 3 % feet in
height a maturity. (Department of Public Works)
11. The Road Cross Section shall be amended to show a 15-inch diameter culvert as per
County Code. (Department of Public Works)
12. The internal roadway right-of-way shall be 60-feet in width including cul-de-sacs with a
65-foot radius and dedicated to the public. The typical roadway cross-section of interior
roadway shall be shown as two 12-foot paved lanes with 4-foot gravel shoulders. The
cul-de-sac edge of pavement radius shall be 50-feet. (Department of Public Works)
13. The ditch must be appropriately labeled and dimensioned including setbacks.
(Department of Public Works)
3. 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:
Highland Estates PUD PZ-1045 Page 6
A. The site specific development plan is for a Change of Zone from the A (Agricultural) Zone
District to PUD for nine (9) lots with (E) Estate uses except for the lot sizes will be an average
of 1.8 acres in size and two equine will be allowed per lot and two (2) non-residential outlots
and one (1) agricultural outlot 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. The Open Space and Agricultural Lots are non-buildable for residential structures or
structures providing habitable space. (Department of Planning Services)
C. No more than two (2)equine are permitted per lot. (Department of Planning Services)
D. Water service shall be obtained from the Left Hand Water District. (Department of Public
Health and Environment)
E. Septic systems will be required to be designed for site-specific conditions at the time of lot
development. (Department of Public Health and Environment)
F. 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. (Department of Public Health and Environment)
G. 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)
H. 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)
I. 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 which are technologically feasible and economically reasonable in order to
minimize dust emissions. (Department of Public Health and Environment)
J. 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)
K. A Homeowner's Association shall be established prior to the sale of any lot. Membership in
the Association is mandatory for each parcel owner. The Association 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)
L. Weld County's Right to Farm as delineated on this plat shall be recognized at all times.
(Department of Planning Services & Department of Public Health and Environment)
Highland Estates PUD PZ-1045 Page 7
M. Intersection sight distance triangles at the development entrance will be required. All
landscaping within the triangles must be less then 3 %feet in height a maturity. (Department
of Public Works)
N. All signs including entrance signs shall require building permits. Signs shall adhere to Section
23-4-80 of the Weld County Code. These requirements shall apply to all temporary and
permanent signs. (Department of Planning Services)
O. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code.
(Department of Planning Services)
P. Building permits shall be obtained prior to the construction of any building or structure.
Building permits are also required for signs and structures such as bus shelters if provided.
(Department of Building Inspection)
Q. Activities such as permanent landscaping, structures, dirt mounds or other items are
expressly prohibited in the septic absorption field site. (Department of Public Health and
Environment)
R. A plan review is required for each building. 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. (Department of Building Inspection)
S. 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 Building Code,
2003 International Residential Code, 2003 International Mechanical Code, 2003 International
Plumbing Code, 2002 National Electrical Code and Chapter 29 of the Weld County Code.
(Department of Building Inspection)
T. 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. (Department of Building
Inspection)
U. Building height, wall and opening protection and separation of buildings with mixed uses shall
be in accordance with the Building and / or Residential Code in effect at the time of permit
application. Setback and offset distances shall be determined by the Weld County Code.
(Department of Building Inspection)
V. Building height shall be measured in accordance with the applicable 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.
Off-set and setback requirements are measured to the farthest projection from the building.
(Department of Building Inspection)
W. 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)
X. Personnel from Weld County Government 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)
Highland Estates PUD PZ-1045 Page 8
Y. The site shall maintain compliance at all times with the requirements of the Weld County
Departments of Public Works, Public Health and the Environment, and Planning Services,
and adopted Weld County Code and Policies. (Department of Planning Services)
Z. No development activity shall commence on the property, nor shall any building permits be
issued on the property until the final plan has been approved and recorded. (Department of
Planning Services)
AA. The applicant shall comply with Section 27-8-50 Weld County Code, as follows: Failure to
submit a Planned Unit Development Final Plan - If a PUD Final Plan application is not
submitted within two (2) years of the date of the approval of the PUD Zone District, the Board
of County Commissioners shall require the landowner to appear before it and present
evidence substantiating that the PUD project has not been abandoned and that the applicant
possesses the willingness and ability to continue with the submission of the PUD Final Plan.
The Board may extend the date for the submission of the PUD Final Plan application and
shall annually require the applicant to demonstrate that the PUD has not been abandoned. If
the Board determines that conditions or statements made supporting the original approval of
the PUD Zone District have changed or that the landowner cannot implement the PUD Final
Plan, the Board of County Commissioners may, at a public hearing revoke the PUD Zone
District and order the recorded PUD Zone District reverted to the original Zone District.
(Department of Planning Services)
BB. The PUD Final Plan shall comply with all regulations and requirements of Chapter 27 of the
Weld County Code. (Department of Planning Services)
4. The Change of Zone plat map shall be submitted to the Department of Planning Services' for
recording within thirty (30) days of approval by the Board of County Commissioners. With the
Change of Zone plat map, the applicant shall submit a digital file of all drawings associated with the
Change of Zone application. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation);
acceptable GIS formats are .shp (Shape Files), 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)
5. At the time of Final Plan submission:
A. Easements shall be shown in accordance with County standards and/or Utility Board
recommendations, and dimensioned on the final plat. Easements shall follow rear and side
lot lines and shall have minimum total width of twenty (20) feet apportioned equally on
abutting properties. Where front line easements are required, a minimum of fifteen (15) feet
shall be allocated as a utility easement. (Department of Planning Services)
B. The applicant shall provide an Improvements Agreement according to Policy Regarding
Collateral for Improvements (Private Road Maintenance). This agreement must be reviewed
by the Department of Public Works and shall be approved by the Board of County
Commissioners. (Departments of Planning Services and Public Works)
C. The applicant shall submit to Public Works a stamped, signed and dated final plat drawings
and roadway/ construction and grading plan drawings for review. Construction details must
be included. (Department of Public Works)
D. The applicant shall provide a pavement design prepared by a professional engineer.
(Department of Public Works)
E. Stop signs and street name signs will be required at all intersections and shown on the final
roadway construction plans. (Department of Public Works)
Highland Estates PUD PZ-1045 Page 9
F. The applicant shall submit a final drainage report stamped, signed and dated by a
professional engineer licensed in the State Colorado. The 5-year storm and 100-year storm
drainage studies shall take into consideration off-site flows both entering and leaving the
development. Increased runoff due to development will require detention of the 100-year
storm developed condition while releasing the 5-year storm existing condition. (Department
of Public Works)
G. The final drainage report shall include a flood hazard review documenting any FEMA defined
flooways. The engineer shall reference the specific map panel number, including date. The
development site shall be located on the copy of the FEMA map. (Department of Public
Works)
H. The applicant shall prepare a construction detail for typical lot grading with respect to
drainage. Front, rear and side slopes around buildings envelopes must be addressed. In
addition, drainage for rear and side lot line sales shall be considered. Building envelopes
must be planned to avoid storm water flows, while taking into account adjacent drainage
mitigation. (Department of Public Works)
I. 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.
(Department of Public Works)
J. The applicant shall submit evidence to the Department of Planning Services that the open
space is deeded to the Home Owners Association. (Department of Planning Services)
K. The applicant shall submit a final Landscape Plan which addresses all issues listed on the
memorandum dated May 25, 2004 from Weld County Department of Planning Services.
(Department of Planning Services)
L. The applicant shall provide additional information pertaining to the plant materials, including
common, botanical and species names, size at installation and any additional information
deemed necessary, if any. (Department of Planning Services)
M. The applicant shall address the on-site landscape treatment, including the proposed uses
associated with the agricultural outlot. (Department of Planning Services)
N. The applicant shall submit a re-vegetation plan of all disturbed areas disturbed areas during
construction. The plan shall include information regarding plant type, installation methods
and maintenance. (Department of Planning Services)
O. The applicant shall demonstrate how the proposed plant material will be watered. Further,
the applicant shall provide evidence that the tap from Left Hand Water District is permitted to
provide irrigation water to the landscaped areas. (Department of Planning Services)
P. The applicant shall submit a time frame for construction in accordance to Section 27-2-200 of
the Weld County Code. (Department of Planning Services)
Q. The applicant shall utilize the Weld County Building Technician letter dated July 9, 2004 for
lot addresses. The subdivision street name and lot addresses shall be submitted to the
Mountain View Fire Protection District, the Weld County Sheriffs Office, Ambulance provider,
and the Post Office for review. Written evidence of approval shall be submitted to the Weld
County Department of Planning Services. (Department of Planning Services)
R. The final application shall include the lot addressing as provided by the Weld County Building
Technician. (Department of Planning Services)
Highland Estates PUD PZ-1045 Page 10
S. The applicant shall submit development covenants for Highland Estates PUD. Language for
the preservation and/or protection of the absorption field envelopes shall be placed in the
development covenants. The covenants shall state that activities such as permanent
landscaping, structures, dirt mounds or other items are expressly prohibited in the absorption
field site. (Department of Public Health and Environment)
T. The applicant shall address the requirements of Weld County School District RE-1J St. Vrain
Valley as stated in the referral response dated June 21, 2004. Evidence of such shall be
submitted in writing to the Weld County Department of Planning Services. (Department of
Planning Services)
U. 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 .shp (Shape Files), Arclnfo Coverages and Arclnfo Export files format type is
.e00. The preferred format for Images is .tif(Group 4) ... (Group 6 is not acceptable). (Dept.
of Planning Services)
6. Prior to construction:
A. Stop signs and street name signs will be required at all intersections. (Department of Public
Works)
B. The existing septic system (G10039128) must be properly abandoned in accordance with
Section 30-4-20 (D). (Department of Public Health and Environment)
Highland Estates PUD PZ-1045 Page 11
a -
DEPARTMENT OF PLANNING SERVICES
PHONE (970)353-6100, EXT.3540
I FAX (970) 304-6498
1555 N. 17TH W�`pC GREELEY, COLO ADO 80631
COLORADO
May 24, 2004
Highland Acquisition Group
do Lauren Light
4311 Hwy 66 Suite 4
Longmont CO 80504
Subject: PZ-1045-Change of Zone from (A)Agriculture to PUD (Highland Estates)for nine (9) lots with
(E) Estate Uses (17 acres) and two (2) non-residential outlots (13 acres) for open space and
one (1) agricultural outlot (24 acres) on a parcel of land described as Lot B RE-3105 N2NW4
of Section 5, T1 N, R68 W of the 6th P.M., Weld County, Colorado.
Dear Applicant
Your application and related materials for the request described above are being processed. I have
scheduled a meeting with the Weld County Planning Commission for July 20 2004, at 1:30 p.m. This
meeting will take place in the Hearing Room South Weld County Planning Department, 4209 CR 24 'A,
Longmont, Colorado. It is recommended that you and/or a representative be in attendance to answer any
questions the Planning Commission members may have.
It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of all
mineral estate owners 30 days prior to any public hearing. The applicant shall provide the Weld County
Planning Department with written certification indicating the above requirements have been met.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of
the property or if the property 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 Dacono, Erie and Frederick
Planning Commission for their review and comments. Please call Dacono at 303-833-2317, Erie at 303-
926-2700 and Frederick at 303-833-2388 for further details regarding the date, time, and place of this
meeting. It is recommended that you and/or a representative be in attendance at the Dacono, Erie,
Frederick Planning Commission meeting to answer any questions the Commission members may have
with respect to your application.
A representative from the Department of Planning Services will be out to the property a minimum of fifteen
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way
which identifies the hearing time, date, and location. In the event the property is not adjacent to a publicly
maintained road right-of-way, one sign will be posted in the most prominent place on the property and a
second sign posted at the point at which the driveway (access drive) intersects a publicly maintained road
right-of-way.
The Capartment of Planning Services'staff will make a recommendation concerning this application to the
Weld County Planning Commission. This recommendation will be available twenty-four(24) hours before
the scheduled hearing. It is the responsibility of the applicant to call the Department of Planning Services'
office before the Planning Commission hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respectfully
q jac e Hatc
Plan
•
PLANNING COMMISSIONERS' SIGN POSTING
CERTIFICATE
THE LAST DAY TO POST THE SIGN ISvuLy Si2tO'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, Jacqueline Hatch, HEREBY CERTIFY UNDER PENALTIES SF PERJURY THAT THE
SIGN WAS POSTED ON THE PROPERTY AT LEAST T IFTEE ' DAYS BEFORE
THE PLANNING COMMISSIONERS HEARING FOR FL-IoyS IN THE A
(AGRICULTURAL) ZONE DISTRICT.
tc.-4.-u(.1 c 6 1.4--R-4
Name of Person Posting Sign
Signatur f Person Posting Sign
STATE OF COLORADO
) ss.
COUNTY OF WELD42/
�
The foregoing instrument was subscribed and sworn to me thi, / day of�i(t/��`' ,
2004. WITNESS my hand and official seal.gNdtarY Public
)uakk
My Commission Expires: �6
-- - - - - -Ir I
.: . . .., .
,�. a' . WIt9c NOTICE W{lVc -
f . - A PUBLIC HEARING CONCERNING '
THIS PROPERTY WILL BE HELD AT: ' - _ -'_z
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FIELD CHECK Inspection Date: 6/29/04
APPLICANT: Highland Acquisition Group do Lauren Light & Robb Casseday with
LandPro
CASE #: PK-1045
REQUEST: Highland Estates Planned Unit Development Sketch Plan for 9
residential lots and 1 agricultural outlot.
LEGAL: Lot B RE-3105 N2 NW4 of Section 5, Ti N, R68W of the 6th P.M., Weld
County, Colorado
LOCATION: South of and adjacent to Highway 52 and approximately % mile east of
County Road 3.
PARCEL ID #: 1467 05 000030 ACRES: 56.9 +/-
Zoning Land Use
N A (Agricultural) N Agricultural
E A (Agricultural) E Agricultural
S A (Agricultural) S Agricultural
W A (Agricultural) W Agricultural
COMMENTS:
The property is vacant. Lot is primarily dry land. The property is rolling in nature
coming up from Highway 52 then sloping down towards the south side of the lot.
The property is currently surrounded by open land and large residential lots.
Access would be off of Highway 52.
Jacque4i a Hatch, Planner
FIELD CHECK
CASE NUMBER: PZ-1045 DATE OF INSPECTION: (9 _
APPLICANT'S NAME: Highland Acquisition Group
PLANNER: Jacqueline Hatch
REQUEST: Change of Zone from (A)Agriculture to PUD (Highland Estates)for nine (9) lots with (E) Estate
Uses (17acres) and two (2) non-residential outlots (13 acres) for open space and one (1)
agricultural outlot(24 acres)
LEGAL DESCRIPTION: Lot B RE-3105 N2NW4 of Section 5, Ti N, R68 W of the 6th P.M., Weld County,
Colorado.
LOCATION: South of and adjacent to Hwy 52 and approximately 1/4 mile east of CR 3.
LAND USE:
N Pklr- FPtsTlnte. WI Ringb CM r.M.Ab&S 1-tutf S-
E ttlIY4S !)l1 LA*b? UD I J
S Vt(r I()/15NK-e S ut)0t✓kS WVt C S (Al
w IA/CIL ftijWS 011, l}'t°,lL IDIS
ZONING: N A(Agricultural)
E A(Agricultural)
S A(Agricultural)
W A(Agricultural)
COMMENTS:
(l1U0rU`r.CcP2-1) P4'S7111Cf. SUYtVtW S-J) 3`f
�1�/Y15 U Yf vK'12 4z K.� th S. SC n 2S it w��'
P.C. Member
WELD COUNTY,COLORADO
,�JEPARTMENT OF PLANNING SERVICES
1555 N.17TH AVENUE -
GREELEY, CO 80631
PHONE(970)353.6100,'Exr.3540-FAX(970)304-6498.
I �
DATE: ' L\ n r, 20-/ RECEIRT' `� 4) 5 2 g-���RECEIVED FROM: I Y 0 c �� ! ) ( L _
NO. TYPE FEES
4221 -RE/SE
4221-ZPM H
4221 -USR
4221-SITE PLAN REVIEW
r.. f 4221 -
_COZ l %\l .4'
4221=1516-
221-p1OZ
4221 -SUBDIVISION
4221 BOA
4221 -FHDP/GHDP
4430-MAPS/PUBLICATIONS
4430-POSTAGE
4430-COPIES
4730-INVESTIGATION FEE
6560-RECORDING FEE
MISC.
0CASH 'HECK NO: OWLi TOTAL
BY: 7WHITE-CUSTOMER CANARY-FINANCE PINK-FILE
.
Q`
'l
[1409 APPLICATION FLOW SHEET
I, ge-
COLORADO
APPLICANT: Highland Acquisition Group c/o Lauren Light•with LandPro
CASE #: PZ-1045 --.1‘--
REQUEST: Change of Zone from (A) Agricultural to PUD (Highland Estates) for nine (9)
lots with (E) Estate Uses (17 acres) and two (2) non-residential outlots (13
acres)for open space and one (1) agricultural outlot (24 acres).
LEGAL: Lot B RE-3105 N2 NW4 of Section 5, T1 N, R68W of the 6th P.M., Weld "
County, Colorado
LOCATION: South of and adjacent to Highway 52 and approximately/ mile east of County
Road 3. .
PARCEL ID #: 1467 05 000030 ACRES: 56.9_+/-
DATE BY
Application Received May 14, 2004 JH
Application Complete May 14, 2004 ' JH .
PC Hearing Date: July 20, 2004 Action: P+,� w�5,.) July 20, 2004 —
Utility Board Date:
PC Sign to be Posted By: July 5, 2004
PC Sign Posted diAnts1A6 Oil _ ,
Referrals Listed 5l24 /O4 UY1r--_,
File Assembled
Referrals Mailed
Chaindexed • -
5
Letter to Applicant Mailed
•
Date Public Notice Published in County Newspaper :.1, i i3 Ct.l
Surrounding Property& Mineral Owners Notified S
Planning Technician Maps Prepared May 0, 2004 JH
Field Check by DPS Staff -
Planning Commission Resolution Sent to Applicant -
Planning Commission Meeting Minutes Filed in Case
Case Sent to Clerk to the Board 9 I t I'9 a.
-CC Hearing: I 1.1 Dy Action: NoR(Zci(a t
CC Sign to be Posted By: 9 (l`-1 10� � g 9I(c( ( U\t
1I -
CC Sign Posted r� I b9
Plat and/or Resolution Recorded
Recorded on Maps and filed /—/, 5--
Overlay Districts Geologic Yes_X_ No
- Zoning Agricultural Flood Hazard Yes No_X_
Airport Yes_ No X_ Panel#080266 0960 C - - ____ T
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