HomeMy WebLinkAbout20042412.tiff RESOLUTION
RE: GRANT CHANGE OF ZONE#1000 FROM R-1 (RESIDENTIAL)ZONE DISTRICT TO PUD
(PLANNED UNIT DEVELOPMENT) ZONE DISTRICT FOR NINE (9) LOTS WITH E
(ESTATE) ZONE USES AND THREE (3) NON-RESIDENTIAL OUTLOTS FOR OPEN
SPACE - STENERSON, OLSON AND LOWRY DEVELOPMENT, LLC
WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS, a public hearing was held on the 8th day of September, 2004, at 10:00 a.m.
for the purpose of hearing the application of Stenerson,Olson and Lowry Development, LLC, 3040
South Newcombe Way, Lakewood, Colorado 80227, requesting a Change of Zone from the R-1
(Residential) Zone District to the PUD (Planned Unit Development) Zone District for nine (9) lots
with E (Estate) Zone uses and three (3) non-residential outlots for open space for a parcel of land
located on the following described real estate, to-wit:
W1/2 W1/2 NE1/4 of Section 30, Township 3 North,
Range 68 West of the 6th P.M., Weld County,
Colorado
WHEREAS, the applicant was represented by Wayne Wentworth and Jeff Olson, and
WHEREAS, Section 27-6-120 of the Weld County Code provides standards for review of
said Change of Zone, and
WHEREAS, the Board of County Commissioners heard all the testimony and statements
of those present,studied the request of the applicant and the recommendations of the Weld County
Planning Commission and, having been fully informed,finds that this request shall be approved for
the following reasons:
1. The applicant has complied with all the application requirements listed in
Section 27-5-30 of the Weld County Code.
2. The request is in conformance with Section 27-6-120.D as follows:
a. Section 27-6-120.D.5.a - The proposal is consistent with any
Intergovernmental Agreement in effect influencing the PUD and Chapter 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 Intergovernmental Agreement. The proposal is consistent
with the aforementioned documents as follows:
1) Section 22-2-60.C (A.Goal 3) states, "Provide a 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-
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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 nine (9) lots on
39.64 acres. The minimum lot size is 2.5 acres, with an overall
density of one septic system per 4.4 acres, does meet the current
policy of the Department of Public Health and Environment.
2) Section 22-2-60.D(A.Goal 4)states,"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 the Longs Peak Water District for potable
water and fire protection requirements. Individual Sewage Disposal
Systems will handle the effluent flow. The surrounding properties
consists of primarily single family homes to the east, agricultural
uses are in practice to the north and south, and Seemore Heights
Subdivision is located to the west of the site. The majority of the
property is level, currently not farmed, and consists of long grass.
3) Section 22-2-210.D.2 (PUD.Policy 4.2) states, "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 6.26 acres of open space
located at the access to the subdivision.
4) Section 22-2-210.D.3 (PUD.Policy 4.3) states, "Conservation of
natural site features, such as topography, vegetation, and water
courses, should be considered in the project design." The site is
primarily level with no significant natural features.
5) Section 22-2-210.F.1 (PUD.Policy 6.1) states, "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." The Conditions of
Approval ensure that any future work required to maintain the open
space shall be at the expense of the Homeowners' Association.
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6) Section 22-3-50.B.1, (P.Goal 2) states, "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 the Longs Peak Water District for potable water and
fire protection requirements. Individual Sewage Disposal Systems
will handle the effluent flow. The St. Vrain Sanitation District, in its
referral dated May 20, 2004, stated that at this time there is no
public sanitation available, but the site does lie with the 208
Boundary and is projected to be served by the St. Vrain Sanitation
District in the future.
b. Section 27-6-120.D.5.b - The uses which will be allowed in the proposed
PUD will conform with the Performance Standards of the PUD Zone District
contained in Chapter 27, Article II, of the Weld County Code.
1) Section 27-2-20, Access standards —The applicant is proposing to
utilize an existing easement in the Seemore Subdivision to the west
for emergency access to the site. In a letter dated June 7, 2004, the
Weld County Department of Public Works has recommended that
the internal roadway be paved.
2) Section 27-2-40, Bulk requirements — The applicant has chosen to
adhere to the bulk requirements of the E (Estate) Zone District.
3) The applicant has met the remaining Performance Standards as
delineated in Section 27-2-10. The Conditions of Approval ensure
compliance with Sections 27-2-20 through 27-2-220 of the Weld
County Code.
c. Section 27-6-120.D.5.c-The uses which will 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 currently influenced by an
Intergovernmental Agreement with the City of Longmont; however, the
application process was submitted to the County prior to the IGA being
established. The site is also located within the three-mile referral areas for
the Town of Mead and Boulder County. The City of Longmont in its referral
dated May 26, 2004, objected to this application being processed through
the County and requested that the applicant work with the City of Longmont
for annexation. The City of Longmont stated that its concerns relate to the
lack of or design of the open space, wildlife protection, lack of a public
sewer facility at this time, and the application being urban-scale in nature.
The City of Longmont's boundary is currently approximately two (2) miles
from the site. The Town of Mead in its referral dated May 14, 2004, also
objected to this application being considered for approval as an
unincorporated subdivision and it would like the developer to petition to
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annex into the Town of Mead. The Town of Mead is currently approximately
2.5 miles from the site. Boulder County did not respond to the referral
request.
d. Section 27-6-120.D.5.d - The PUD Zone District shall be serviced by an
adequate water supply and sewage disposal system in compliance with the
Performance Standards in Chapter 27, Article II, of the Weld County Code.
The proposed PUD will be serviced by the Longs Peak Water District for
potable water and fire protection requirements. Individual Sewage 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 3, 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.D.5.e-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 Department of Public Works has
responded to the referral at this time.
f. Section 27-6-120.D.5.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, and a Road Improvements Agreement is
complete and has been submitted, if applicable. The Department of
Planning Services will require an Improvements Agreement in accordance
with Section 27-6-120.6.f of the Weld County Code for improvements to
Nesting Crane Ranch PUD and all on-site improvements. The Weld County
Department of 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.
g. Section 27-6-120.D.5.g - 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 site does not lie within any overlay districts and no
commercial mineral deposits have been noted. The Weld County
Department of Public Works stated that the Final Drainage Report by
Kenneth Armfield, P.E.,dated April 22, 2004, in its initial form is acceptable.
The report must be updated to reflect the nine (9) lots proposed.
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h. Section 27-6-120.D.5.h - Consistency exists between the proposed Zone
District uses and the Specific 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.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County, Colorado, that the application of Stenerson, Olson and Lowry Development, LLC, for a
Change of Zone from the R-1 (Residential)Zone District to the PUD (Planned Unit Development)
Zone District on the above referenced parcel of land be, and hereby is, granted subject to the
following conditions:
1. Prior to recording the Change of Zone plat:
A. The applicant shall provide the Department of Public Works with written
documentation verifying that the roadway layout is acceptable to appropriate
referral agencies, especially the fire department of jurisdiction.
B. The applicant shall address the requirements and concerns of the
Department of Public Works, as stated in the referral responses dated
June 7, 2004 and June 22, 2004. Evidence of such shall be submitted in
writing to the Weld County Department of Planning Services.
C. The applicant shall attempt to meet with the Weld County Sheriffs Office to
discuss security and traffic concerns.
D. The applicant shall incorporate the recommendations made by the Division
of Wildlife in the letter dated June 4, 2004, into the Homeowners'
Association Covenants for Nesting Crane Ranch. Written evidence of such
shall be provided to the Department of Planning Services.
E. The applicant shall attempt to address the requirements and concerns of the
Mountain View Fire Protection District, as stated in the referral response
dated May 27, 2004. Evidence of such shall be submitted in writing to the
Weld County Department of Planning Services.
F. The applicant shall be required to submit a re-vegetation plan of all areas
disturbed during construction. The plan shall include information regarding
plant type, installation methods, and maintenance.
G. The applicant shall provide written evidence to the Department of Planning
Services from the School District and Post Office that the proposed mailbox
location and bus shelter meet their design standards and delivery
requirements. Further,evidence shall be provided that the facility meets the
intent of the Americans with Disabilities Act (ADA) for access.
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H. The applicant shall provide the Department of Planning Services with
additional detail regarding the relationship of the bus pull-out, mail box
location, and point of ingress and egress for the development.
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.
J. The applicant shall provide the Department of Planning Services with
additional information pertaining to the entry sign and plant materials,
including common, botanical, and species names, size at installation, and
any additional information deemed necessary by the Landscape Architect,
if any.
K. The applicant shall provide written and graphic evidence to the Department
of Planning Services that the location of residential lots located immediately
adjacent to the fifty (50) foot utility easement are able to meet setbacks for
structures and septic systems.
L. The applicant shall address the issue of the turf/native and seed grasses in
all open space areas.
M. The applicant shall provide the Department of Planning Services with
evidence of the non-potable water source and delivery for irrigation for
proposed plant materials, if any.
N. The applicant shall address the requirements and concerns of the Weld
County Department of Planning Services, as stated in the referral response
dated May 3, 2004. Evidence of such shall be submitted in writing to the
Weld County Department of Planning Services.
O. The applicant shall submit written evidence to the Department of Planning
Services how the landscaping material located in the three non-buildable
open space parcels will be irrigated.
P. The applicant shall contact the Colorado Department of Transportation
(CDOT) to verify future right-of-way of Highway 66, and evidence shall be
provided to the Department of Planning Services that the future right-of-way
has been incorporated into the design. Should additional right-of-way be
required, the open space requirement of 15 percent may not be met.
Changes to the open space layout may be required.
Q. The applicant shall identify a road name for the proposed development and
written evidence from all applicable service agencies shall be submitted to
the Department of Planning Services verifying that the proposed name is in
compliance with their identification/naming protocol.
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R. The applicant shall address the requirements of the Weld County Sheriff's
Office, as stated in the referral response dated May 7, 2004. Evidence of
such shall be submitted in writing to the Weld County Department of
Planning Services.
S. The plat shall be amended to include the following:
1) All pages of the plat shall be labeled PZ-1000.
2) The applicant shall adhere to the plat requirements in preparation of
the Change of Zone plat. The vicinity map shall be delineated at a
scale of 1"-2000' and the Site Plan shall be delineated at a scale of
1"-100' or 1"-200'.
3) All references to "outlot" shall be deleted from the Plat.
4) The applicant shall provide an Open Space/Landscape Plan, per
Section 24-3-50.G of the Weld County Code.
5) The applicant shall delineate a Landscape legend and provide
additional information regarding the proposed plant material species.
At a minimum, the applicant shall identify existing on-site plant
material delineated with a single dot in the center of the circle and
proposed additional plant material with a "+" in the middle of each
circle.
6) Intersection sight distance triangles at the development entrance will
be required. All landscaping within the triangles must be less then
3.5 feet in height a maturity.
7) The Change of Zone plat must show the required easements
extending to Eastland Road in the Seemore Heights Subdivision for
the proposed development emergency access.
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:
A. Change of Zone #1000 is from the R-1 (Residential) Zone District to the
PUD (Planned Unit Development) Zone District for nine (9) lots with E
(Estate)Zone uses, along with three (3)non-residential outlots (6.26 acres)
of open space as indicated in the application materials on file and subject
to, and governed by, the Conditions of Approval stated hereon and all
applicable Weld County regulations.
B. Water service shall be obtained from the Longs Peak Water District.
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C. 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.
D. If required, the applicant shall obtain a Stormwater Discharge Permit from
the Water Quality Control Division of the Colorado Department of Public
Health and Environment. Silt fences shall be maintained on the down
gradient portion of the site during all parts of the construction phase of the
project.
E. 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 Department of Public Health
and Environment, a Fugitive Dust Control Plan must be submitted.
F. In accordance with the Regulations of the Colorado Air Quality Control
Commission, any development that disturbs more than five(5)acres of land
must incorporate all available and practical methods which are
technologically feasible and economically reasonable in order to minimize
dust emissions.
G. If land development creates more than a 25-acre contiguous disturbance,
or exceeds six(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.
H. A Homeowners'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 along with the
enforcement of covenants. The Homeowners' Association shall also be
responsible for replacing all dead or dying plant material in the open space
areas.
Weld County's Right to Farm, as delineated on this plat, shall be recognized
at all times.
J. Stop signs and street name signs will be required at all intersections.
K. 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.
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L. Installation of utilities shall comply with Section 24-9-10 of the Weld County
Code.
M. 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.
N. Activities such as permanent landscaping, structures, dirt mounds or other
items are expressly prohibited in the septic absorption field site.
O. A plan review is required for each building except for buildings that meet the
definition of an Agricultural Exempt 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.
P. 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.
Q. 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.
R. Each septic system will require engineered septic systems due to poor soils
and/or shallow bedrock conditions.
S. 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.
T. 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.
U. The property owner shall be responsible for complying with the Performance
Standards of Chapter 27, Articles II and VIII, of the Weld County Code.
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V. 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 Conditions of Approval stated herein and all
applicable Weld County regulations.
W. The site shall maintain compliance at all times with the requirements of the
Weld County Departments of Public Works, Public Health and Environment,
and Planning Services, and the adopted Weld County Code and policies.
X. No development activity shall commence, nor shall any Building Permits be
issued, until the Final Plan has been approved and recorded.
Y. 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.
Z. The PUD Final Plan shall comply with all regulations and requirements of
Chapter 27 of the Weld County Code.
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).
5. At the time of Final Plan submission:
A. The Final Plat approval shall be reviewed by the Weld County Board of
County Commissioners.
B. Easements shall be shown in accordance with County standards and/or
Utility Board recommendations, and dimensioned on the final plat.
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C. The applicant shall submit an On-site (private) Improvements Agreement
with the final plat application that addresses all improvements associated
with this development, per compliance with Section 24-9-10 of the Weld
County Code.
D. The applicant shall submit a final Landscape Plan which addresses all
issues listed on the memorandum dated May 3,2004,from the Weld County
Department of Planning Services.
E. The applicant shall provide written documentation to the Department of
Planning Services that the bus pullout area satisfies the Department of
Public Works and the School District. The right-of-way will be dedicated on
the Final Plat.
F. Evidence shall be provided to the Weld County Department of Planning
Services from the applicable Post Office stating that the proposed mailbox
location meets its design standards and delivery requirements. Should a
single pedestal mail box not be the preferred standard, written evidence
from the applicable Post Office shall be provided stating the contrary.
G. Additional information shall be submitted regarding the bus shelter. The
information shall include setbacks, road right-of-way encroachment,type of
construction, and foundation.
H. The applicant shall submit a time frame for construction in accordance with
Section 27-2-200 of the Weld County Code.
Upon approval of an access location, the applicant shall submit a request
to a Weld County Building Technician for lot addresses. The subdivision
street name and lot addresses shall be submitted to the Mountain View Fire
Protection District, the Weld County Sheriff's Office, Ambulance provider,
and the Post Office for review. Written evidence of approval shall be
submitted to the Weld County Department of Planning Services.
J. The applicant shall address the requirements of Weld County School District
RE-1J, St. Vrain Valley, as stated in the referral response dated May 26,
2004. Evidence of such shall be submitted in writing to the Weld County
Department of Planning Services.
K. Prior to the submittal of the Final Plan the applicant shall verify with the St.
Vrain Sanitation District to determine the location of the nearest sanitary
sewer line. In accordance with the Weld County Code, if a sewer line exists
within four hundred (400)feet of the property line and the sewer provider is
willing to serve the proposed structure, a septic permit cannot be granted by
the Weld County Department of Public Health and Environment. Evidence
of such shall be submitted in writing to the Weld County Department of
Planning Services.
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L. The applicant shall submit covenants for Nesting Crane Ranch PUD. The
covenants shall be approved by the Weld County Attorney's Office prior to
recording the final plat.
M. Finalized covenants and the appropriate recording fee (currently $6 per
page) shall be submitted to the Weld County Department of Planning
Services.
N. The applicant shall provide the Department of Public Works with a
pavement design prepared by a professional engineer.
O. Intersection sight distance triangles at the development entrance will be
required. All landscaping within the triangles must be less then 3.5 feet in
height at maturity.
P. The applicant shall provide the Department of Public Works with stamped,
signed,and dated final plat drawings and roadway/construction and grading
plan drawings for review. Construction details must be included. The
applicant shall prepare a construction detail for typical lot grading with
respect to drainage. Front, rear, and side slopes around building envelopes
must be addressed. In addition, drainage from rear and side lot line swales
shall be considered. Building envelopes must be planned to avoid
stormwater flows, while taking into account adjacent drainage mitigation.
Q. The applicant shall provide the Department of Public Works with a final
drainage report that has been stamped,signed,and dated by a professional
engineer licensed in the State of Colorado. The final drainage report shall
include a flood hazard review documenting any FEMA defined floodways.
The engineer shall reference the specific map panel number, including date.
The development site shall be located on the copy of the FEMA map.
R. The applicant shall provide the Department of Public Works with Final
Drainage Construction and Erosion Control Plans (conforming with the
drainage report) stamped, signed, and dated by a Colorado licensed
professional engineer.
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 .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).
6. Prior to construction:
A. Stop signs and street name signs will be required at all intersections.
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The above and foregoing Resolution was, on motion duly made and seconded, adopted by
the following vote on the 8th day of September, A.D., 2004.
BOARD OF COUNTY COMMISSIONERS
�>tiarly
/� WE D COUNTY, COLD DO
ATTEST: l// se/4
Robert D. Masden, Chair
BE Clerk to the Board
EXCUSED
William H. rke, Pro-Tem
1861
rk to the Board
0 1 7 o,f,C� M. J. 6 eke
'f9 ASu. 1 (I
David E. Long / I
C•.myAtorne
Glenn Vaad
Date of signature: IC -I-119r
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