HomeMy WebLinkAbout20030172 INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Lisa and Timothy Brough Case Number MZ 614
Pheasant Crest Estates Minor Subdivision
Submitted or Prepared
Prior to At
Hearing Hearing
1 Planning Commission Resolution
2 Staff Comments X
3 Department of Planning Services Field Check Form X
4 Planning Commissioner Walker Field Check Form
5 Letter to Applicant X
6 Affidavit of sign posting X
7 Legal Notifications X
8 Application X
9 Maps X
10 Referral List X
11 Referrals without comment X
Weld County Code Compliance, referral received 9-30-2002
Referrals with comments
12 Weld County Building Inspection, referral received 9-30-2002 X
13 Weld County School District RE-4, referral received 10-1-2002 X
14 Weld County Sheriff's Office, referral received October 3, 2002 X
15 United States Department of Army, Corps of Engineers, referral X
received 10-7-2002
16 Weld County Department of Planning Services, addressing referral X
received 10-9-2002
17 State of Colorado, Division of Water Resources, referral received 10- X
15-2002
18 Poudre Fire Authority, referral received 10-23-2002 X
19 Larimer County, Engineering Department, referral received 10-23- X
2002, 5-28-2002
20 Water Supply& Storage Company, referrals received 10-25-2002, 9- X
/ 13-2002
11 ErilT
2003-0172 !/-11
21 Weld County Department of Public Works, referral received 10-28- X
2002
22 Weld County Department of Public Health & Environment, referral X
received 11-7-2002
23 Deed/ Easement Certificate X
24 Surrounding Property/ Mineral Owners X
24A Letter from Ken &Sue Kerchenfaut, received 11-12-2002 X
25 Utilities X
26 PC Exhibits
26A Colorado Geologic Survey referral received 11-13-2002 X
26B Memorandum from Staff to address referral, 11-19-2002 X
26C Terry Dye of DyeCrest Dairy, Letter dated 11-18-2002 X
26D Memorandum from Dept of Planning Services dated 11-19-2002 X
I hereby certify that the 28 items identified herein were submitted to the Department of Planning Services
at or prior to the scheduled Board of County Commissioners hearing. A
Kim Ogle/)Planner III
A6crr.
CHANGE OF ZONE
COLORADO ADMINISTRATIVE RECOMMENDATION
CASE#: MZ-614 HEARING DATE : November 19, 2002
PLANNER: Kim Ogle
APPLICANT: Lisa and Timothy Brough, 41132 Weld County Road 13, Fort Collins, CO 80524
c/o Tony Lynn Evans, Elite Consulting, Post Office Box 94, Greeley, Colorado 80632
REQUEST: A Minor Subdivision Change of Zone from the A(Agricultural)to E (Estate) Zone for nine
(9) residential lots. (Pheasant Crest Estates Minor Subdivision)
LEGAL: Lot B, RE-1911; part of the SW4 Section 6, T7N, R67W of the 6th P.M.,Weld County, CO
LOCATION: North of and adjacent to Weld County Road 84;east of and adjacent to WCR 13(LCR901)
PARCEL#: 0705 06 300044 ACRES: 74.8 +/-
.''%
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Change of Zone application is listed in Section 23-2-30 of the Weld County
Code.
The Department of Planning Services' staff has received responses from the following agencies:
• Weld County Building Inspection, referral received 9-30-2002
• Weld County Code Compliance, referral received 9-30-2002
• Weld County School District RE-4, (Windsor) referral received 10-1-2002
• Weld County Sheriff's Office, referral received 10-3-2002
• United States Department of Army, Corps of Engineers, referral received 10-7-2002
• Weld County Department of Planning Services, addressing referral received 10-9-2002
• State of Colorado, Division of Water Resources, referral received 10-15-2002
• Poudre Fire Authority, referral received 10-23-2002
• Larimer County, Engineering Department, referrals received 10-23-2002, 5-28-2002
• Water Supply& Storage Company, referrals received 10-25-2002, 9-13-2002
• Weld County Department of Public Works, referral received 10-28-2002
• Weld County Department of Public Health & Environment, referral received 11-7-2002
▪ State of Colorado, Division of Geological Survey, referral received 11-13-2002
The Department of Planning Services did not received a referral response from:
State of Colorado, Division of Wildlife
Fort Collins Soil Conservation District
Pheasant Crest Estates(MZ-614),page 1 EXHIBIT
1 2
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
es-
DENIED FOR THE FOLLOWING REASONS:
1. The submitted materials are not in compliance with Section 23-2-30 of the Weld County Code as
follows:
A. Section 23-2-30.A.1. states"That the proposal is consistent with Chapter 22 of the Weld
County Code;if not,then that the zoning of the property under consideration is faulty,or that
changing conditions in the area warrant a Change of Zone.
Section 22-2-60.A - A.Policy 1.a states: "Agricultural zoning will be established and
maintained to protect and promote the County's agricultural industry. Agricultural zoning
is intended to preserve prime agricultural land and to provide areas for agricultural activities
and uses dependent on agriculture without the interference of incompatible residential,
commercial and industrial land uses." The proposed minor subdivision will be located
southeast of existing Dyecrest dairy located west of Weld County Road 13 in Larimer
County. The representative for the applicant has indicated that the existing dairy has
approximately 1300 milk cows with 1400 support stock, (on 193 acres) as a use by right
under the Larimer County agricultural zoning regulations.There are compatibility concerns
between the proposed subdivision and existing dairy. Dairies generate odors,flies and dust
which would adversely impact the subdivision. These impacts will not be adequately
addressed by the Weld County Right to Farm covenant because it is a simply an
acknowledgment of the impacts of agricultural uses and does not directly alleviate the
impacts. Therefore, the proposed subdivision is incompatible with the surrounding land
uses and is not consistent with Chapter 22 of the Weld County Code.
B. Section 23-2-30.A.2.states"That the uses which would be allowed on the subject property
by granting the Change of Zone will be compatible with the surrounding land uses." The
proposed subdivision will not be compatible with surrounding land uses. The proposed
subdivision is located adjacent to an existing dairy operated as a use by right in the A
(Agricultural) zone. The existing dairy is a use by right and is not subject to the same
requirements that a dairy approved under a special use permit is subject to. No dust, odor
or fly abatement plans are required for use by right dairy operations as are required for
dairies operated under a special use permit. As a result, the proposed subdivision will not
be compatible with the surrounding land uses.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Change of Zone from A (Agricultural) to E (Estate) for Nine (9) Residential Lots is conditional
upon the following:
1. Prior to scheduling the Board of County Commissioner's 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. (Department of Planning Services)
2. Prior to recording the Change of Zone Plat:
A. The applicant shall submit a signed copy of an agreement with the Larimer County Canal
(Water Supply and Storage Company)regarding the requirements and concerns as outlined
in the letter and stipulating that the proposed design of the site has addressed their
concerns. Evidence shall be submitted to the Weld County Department of Planning
Services for review and approval. (Department of Planning Services)
Pheasant Crest Estates(MZ-614),page 2
B. The Plat shall be titled "Pheasant Crest Estates Minor Subdivision -Change of Zone MZ-
614" per Section 24-3-40 and Chapter 23, Article II, Division I of the Weld County Code.
(Department of Planning Services)
C. The Change of Zone plat shall be amended to delineate the following:
1) Larimer County Engineering Department,in their referral dated May 23,2002 states
that Weld County Road 13,(LCR 901)is functionally classified as a Minor Collector
Road and that requires a 100-foot right-of-way. There is currently sixty feet of right-
of-way. The applicant shall delineate fifty feet of right-of-way reservation for the
future expansion of Weld County Road 13, (LCR 901). (Larimer County
Engineering Department)
2) All future signs including entrance signs, street signs and stop signs shall be
delineated on the plat. (Departments of Planning Services and Public Works)
3) The internal and external roads shall address all issues indicated in the Weld
County Department of Public Works referral dated October 28,2002. (Department
of Public Works)
4) The internal roadway(Pheasant Crest Drive)right-of-way shall be 60-feet in width
including cul-de-sacs with a 65-foot radius. The cul-de-sac edge of pavement
radius shall be 50-feet. (Department of Public Works)
5) Public Works has located what appears to be an unmarked drainage ditch in Lot
9.The applicant shall show and label all existing irrigation systems for this
development on the change of zone and final plats. Ditch easements should be
noted. (Department of Public Works)
6) The applicant shall delineate the No Build Zones with a drawing 'hatch' to
distinguish these areas on the Change of Zone Plat. (Department of Public Works)
7) All known and / or recorded prescriptive easements, rights-of-way and physical
structures, including ditches, laterals, weirs or other water diversion structures
under the control of the Larimer County Canal and Water Supply and Storage
Company shall be delineated. (Department of Planning Services, Water Supply
and Storage Company)
8) The AT&T Easement, recorded in Book 1075, page 259 shall be accurately
delineated. (Department of Planning Services)
9) The location of the development identification sign. (Department of Planning
Services, Weld County Sheriff's Office)
10) The location of the bus shelter for school children, including pull off area. (Weld
County Sheriffs Office)
11) The location of the mail box pedestal, if required by the Fort Collins Post Office or
evidence that it is not required. (Weld County Sheriff's Office)
12) All graphic evidence of an access from Lot 7 onto Weld County Road 13.
(Department of Planning Services)
13) The applicant shall delineate septic envelopes on Lots 5 and 6 due to the
cmcrgcncy occc33 bctwccn the lots, and on Lots 4, 8 and 0 due to the utility
Pheasant Crest Estates(MZ-614), page 3
ca3cment and wctlanda (Lots 8 and 9). (Department of rublic I lealth &
C,n,;ren.i.e..t)
D. The applicant shall submit a letter requesting that the Zoning Permit for a Mobile Home
(ZPMH-1315)for a Principle Dwelling be vacated as the mobile home no longer is on-site.
(Department of Planning Services)
E. The applicant shall relocate the nine hundred plus game birds (pheasants) presently
housed on Lot 7 of this development. Per the Estate Zone District, twenty-five (25)
pheasants are permitted per acre. Lot 7 is approximately eleven (11) acres in size, which
allows 275 birds. (Department of Planning Services)
F. The applicant shall submit evidence of compliance with Section 23-3-440.J addressing
accessory structures on Lot 7. (Department of Planning Services)
G. The applicant shall address the concerns of the Poudre Fire Authority, as stated in a
memorandum dated October 23, 2002 and incorporate remedies for these concerns.
Written evidence of a solution shall be provided to the Department of Planning Services.
(Poudre Fire Authority)
H. The applicant shall address the concerns of the Weld County Sheriff's Office as stated in
a memorandum dated October 3, 2002, and incorporate remedies for these concerns.
Written evidence of a solution shall be provided to the Department of Planning Services.
(Weld County Sheriffs Office)
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)
3. The Change of Zone is conditional upon the following and each shall be placed on the Change of
Zone plat as notes, prior to recording:
A. The Change of Zone allows for Estate uses and shall comply with the Estate Zone District
bulk requirements as set forth in Section 23 of the Weld County Code. The Minor
Subdivision shall consist of nine (9) residential lots. (Department of Planning Services)
B. Water service shall be obtained from North Weld County Water District. (Department of
Public Health and Environment)
C. A Weld County Septic Permit is required for each proposed septic system,which and shall
be installed according to the Weld County individual sewage disposal system regulations.
Each septic system shall be designed for site-specific conditions, including, but not limited
to: maximum seasonal high groundwater, poor soils, and shallow bedrock. (Department
of Public Health and Environment)
D. 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)
Pheasant Crest Estates(MZ-614),page 4
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 Health Department, a fugitive dust control plan must be submitted.
(Department of Public Health and Environment)
F. 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)
G. 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)
H. Care will be required in locating septic systems on Lots 5 and 6 due to the emergency
access between the lots, and on Lots 4, 8 and 9 due to the utility easement and
wetlands (Lots 8 and 9). (Department of Public Health & Environment)
"Weld County's Right to Farm"as provided in Appendix 22-E of the Weld County Code shall
be placed on any recorded plat. (Departments of Planning Services and Public Health and
Environment)
J. Weld County's Right to Farm, as stated on this plat, shall be recognized at all times.
(Department of Planning Services)
K. 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.
(Department of Planning Services)
L. Personnel from the Weld County Departments of Public Health and Environment,Planning
Services' and Public Works 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)
M. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code.
(Department of Planning Services)
N. A Home Owner'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 along with the enforcement of covenants. (Department of Planning Services)
O. Appropriate Building Permits shall be obtained prior to any construction or excavation.
(Department of Planning Services)
P. 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)
Q. Building permits shall be obtained prior to the construction of any building. (Building
Inspection)
R. A plan review is required for each building. Plans shall bear the wet stamp of a Colorado
Pheasant Crest Estates(MZ-614),page 5
registered architect or engineer. Two complete sets of plans are required when applying
for each permit. (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 1997 UBC, 1998 IMC, 1997
IPC, 1999 NEC and Chapter 29 of the Weld County Code. (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. (Building
Inspection)
U. Building height shall be limited to the maximum height allowed per UBC Table 5-B. Wall
and opening protection and limitations shall be in accordance with UBC Table 5-A.
Separation of buildings of mixed occupancy classifications shall be in accordance with UBC
Table 3-B and Chapter 3. Setback and offset distances shall be determined by the Chapter
23 of the Weld County Code. (Building Inspection)
V. Building height shall be measured in accordance with the 1997 Uniform 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 27 of the Weld County Code. Building height shall be measured in accordance
with Chapter 23 of the Weld County Code in order to determine compliance with offset and
setback requirements. Offset and setback requirements are measured to the farthest
projection from the building. Property pins shall be clearly identified and all property lines
shall be identified by string stretched between pins or by other approved means.Approved
Building and Foundation Plans shall be on the site and available to inspectors for each
inspection. (Building Inspection)
W. The Developer or Home Owners Association representative shall provide each owner
and/or builder with a copy of the Geotechnical Engineering Report prepared by
Terracon, dated October 12, 2001. (Colorado Geologic Survey)
4. At the time of Final Plat:
A. Prior to recording the final plat, the applicant shall provide written evidence from Weld
County School District RE-4 which indicates that all district requirements have been met.
(Department of Planning Services)
B. The applicant shall submit an Improvement Agreement regarding collateral for all
improvements to the Minor Subdivision for acceptance by the Board of County
Commissioners prior to recording the final plat. (Department of Planning Services)
C. The applicant shall submit covenants for Pheasant Crest Minor Subdivision.The covenants
shall be approved by the Weld County Attorney's Office prior to recording the final plat.
Covenants shall address the issues of no water being available for irrigation and protection
of dry pastureland from overgrazing. (Department of Planning Services)
D. The right-of-way for the internal roadway shall be dedicated to the County. (Department of
Planning Services, Department of Public Works)
E. The applicant shall submit approval of preliminary addresses and street name from the
^ Postal Service, Fire District and Sheriff's Department. (Department of Planning Services)
Pheasant Crest Estates(MZ-614), page 6
F. The applicant shall provide for a bus stop/mail pick up area at the entrance to Pheasant
Crest Minor Subdivision or provide written evidence from Weld County School District RE-4
and the Postal Service indicating that this alternative was preferred. (Department of
Planning Services)
G. The right-of-way shall be verified and shown on the final plat for Weld County Road 84 and
Weld County Road 13 (LCR 901). If the right-of-way cannot be documented, it will be
dedicated on the final plat. (Department of Public Works, Larimer County Engineering
Department)
H. The applicant shall enter into an agreement with Weld County to proportionally share the
cost of improvements to Weld County Road proportionately share the cost of improving
WCR 13 from WCR 84 to State Highway 14. (Department of Public Works)
Roadway and grading plans along with construction details will be required with the final
plat submittal. (Department of Public Works)
J. The applicant shall provide a pavement design prepared by a professional engineer.
(Department of Public Works)
K. A final drainage report stamped, signed and dated by a professional engineer licensed in
the State of Colorado shall be submitted with the final plat application. The 5-year storm
and 100-year storm drainage studies shall take into consideration off-site flows both
entering and leaving the development.
Final drainage construction plans, conforming to the drainage report, shall be submitted
with the final plat application. (Department of Public Works)
L. Easements shall be shown in accordance with County standards and / or Utility Board
recommendations on the final plat. (Department of Public Works)
M. All landscaping within the site distance triangles must be less than 3% feet in height at
maturity, and noted on the Landscape Plan. The bus stop bench and mailboxes must be
outside the sight distance triangles. (Department of Public Works)
N. An agreement between the Water Supply and Storage Company and the Applicant shall
be submitted for recording. (Department of Planning Services, Water Supply and Storage
Company)
O. The applicant shall verify the Larimer County Canal ditch right-of-way on the final plat and
provide a confirmation letter from the company. (Departments of Planning Services and
Public Works, Water Supply& Storage Company)
P. Prior to recording the final plat, 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). (Department of Planning Services)
5. Prior to Recording the Final Plat:
W. "Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County
Code shall be placed on the recorded deeds for the individual parcels. (Department
of Planning Services)
Pheasant Crest Estates(MZ-614),page 7
B. That a notification on the deeds to the potential purchasers that an existing confined
animal feeding operation currently exists in the neighborhood and that the ability of
the current or any new owner of the dairy to expand shall not be inhibited by the
development pending that applicable rules and regulations are met. (Department of
Planning Services)
r
Pheasant Crest Estates(MZ-614),page 8
CASE NUMBER: MZ-614
APPLICANT: Tim & Lisa Brough
PLANNER: Kim Ogle
LEGAL DESCRIPTION: Lot B of RE-1911, Pt of the
SW4 Section 6,
rado T7N, R67W of the 6th P.M., weld
County, Colo .
REQUEST: Minor Subdivision Change of Zone from
(A) Agriculture to (E) Estate for nine residential lots.
adjacent to CR
LOCATION: North of and adjacent to CR 84; east of
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' DEPARTMENT OF PLANNING SERVICES
WC PHONE (970) 353-6100, EXT.3540
15517TH AVENUE
COLORADO GREELEY, COLORADO 80631
September 27, 2002
Timothy and Lisa Brough
c/o Tony Lynn Evans
Elite Consulting, Inc.
Post Office Box 94
Greeley, CO 80631
Subject: MZ-614- Request for a Minor Subdivision Change of Zone from (A)Agricultural to(E)Estate for
nine (9)residential lots on a parcel of land described as Lot B of RE 1911, being part of the SW4
Section 6, T7N, R67W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
There will be a Public Hearing before the Weld County Planning Commission on Tuesday, November 19,
2002, at 1:30 p.m., in Room 210, Weld County Planning Department, 1555 N. 17th Avenue, Greeley,
Colorado concerning your request.
For your convenience,the Department of Planning Services has instituted a Planning Commission Agenda
Phone Line. In some circumstances cases need to be co! ;inued to a later date. To ensure that this case
is being heard, you may till 970.304-6499. up to the rho! .;the scheduled iearing for this information.
If you have any questions concerning this matter, please call.
Respectfully,
Ki Ogle
ann
EXHIBIT
1 9
PLANNING COMMISSIONERS' SIGN POSTING CERTIFICATE
THE LAST DAY TO POST THE SIGN IS NOVEMBER 4, 2002. 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, KIM OGLE, HEREBY CERTIFY UNDER PENALTIES OF PERJURY THAT THE SIGN WAS
POSTED ON THE PROPERTY AT LEAST TEN DAYS BEFORE THE PLANNING
COMMISSIONERS HEARING FOR MZ-614, A NINE LOT MINOR SUBDIVISION.
KIM OGLE
erson Posting Sign
Signature erson Posting Sign
STATE OF COLORADO
) ss.
COUNTY OF WELD
The foregoing instrument was subscribed and sworn to me this day of NoVe-trA L✓ , 2002.
WITNESS my hand and official seal.
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U r CI, GL9/ t,gYfit '
Notary Public J,�°:.........
.....••.:
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My Commission Expires: `''
. 11
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EXHIBIT
FIELD CHECK inspection date: November 2, 2002
CASE#: MZ-614
APPLICANT: Lisa and Timothy Brough, 41132 WCR 13, Fort Collins, CO 80524
LEGAL: Lot B, RE 1911; part SW4 Section 6, Township 7 North, Range 67 West of the 6th PM,
Weld County, CO
LOCATION: North of and adjacent to WCR 84; East of and adjacent to WCR 13 (LCR 901)
Zonina Land Use
N A (Agricultural) N Agricultural/ Residential
E A(Agricultural) E Agricultural/ Residential
S A (Agricultural) S Agricultural/ Residential
W A (Agricultural) W Agricultural/ Residential
COMMENTS:
• Lot 7 of proposed subdivision has improvements (Brough Residence), with outbuildings, sheds,
corrals, working farm amenities. One white "job" trailer and one camper shell visible, current
tags not visible. Pheasants housed in netted enclosures north of residence and north of Lot A of
RE- 1911. Mature landscape consisting of deciduous trees, shrubs and ground plane treatment.
Access drive is off of WCR 13. Entire property is fenced with 10x10 farm fence and single
strand barb wire on wood posts. Land appears to be planted in native grasses. Land slopes
NW to SE. There is a natural draw to the east with deciduous trees in drainage way. Evidence
of wetlands is also apparent.
• The Larimer County Canal (Water Supply and Storage Company) is north of and adjacent to
property. A single lateral with diversion box runs parallel to WCR 13 in right-of-way.
• Telephone and Electric Service: Electric is overhead on east side of WCR 13 and north side of
WCR 84. Telephone is on north side of WCR 84
• Roads: WCR 13 is a two lane gravel road with magnesium chloride applied, WCR 84 is a two
lane paved road. Both roads have adjacent borrow ditches
• Existing culvert provides drainage under road from natural draw to lands to the south of WCR
84.
• Physical Constraints: Public Service Company high pressure gas line runs east-west south side
of WCR 84. Sinclair Pipeline Company gas line runs north south through property east of
natural drainage draw.
• Miscellaneous materials, including broken concrete, is stacked north of WCR 84 and east of the
natural draw.
• Remington Place, a five Lot Minor Subdivision is located in the SW4 of WCRs 15/84
• DyeCrest Dairy is located north and west of WCR 13, in Larimer County. Proximity to proposed
subdivision is to the northwest of the development.
Kim Ogl , lanner III
EXHIBIT
3
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