HomeMy WebLinkAbout20032970.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by James Rohn, that the following resolution be introduced for denial by the Weld County Planning
Commission. Be it resolved by the Weld County Planning Commission that the application for:
CASE NUMBER: PZ-1027
APPLICANT: Jon File - Filly Ridge PUD
PLANNER: Monica Mika/Kim Ogle
LEGAL DESCRIPTION: Lot A of RE-3474; being part SW4 of Section 32, T2N, R68W of the 6th
P.M., Weld County, Colorado.
REQUEST: Change of Zone from A(Agricultural) to PUD for 9 lots with E(Estate) Uses
along with 3.68 acres open space.
LOCATION: North of and adjacent to State Hwy 52; west of and adjacent to CR 3 1/4.
be recommended unfavorably to the Board of County Commissioners for the following reasons:
1. The submitted materials are not in compliance with Section 27-6-120 of the Weld County Code as
follows:
A. Section 27-6-120.B.6.a.The proposal is inconsistent with Chapters 22,23,24 and 27 of the
Weld County Code.
Section 22-2-110.B UGB.Goal 2. Concentrate urban development in or adjacent to existing
municipalities,an approved intergovernmental agreement,the 1-25 Mixed Use Development
area, urban growth boundary areas, urban development nodes, or where urban
infrastructure is currently available or reasonably obtainable. The proposed location for this
subdivision is not located in any of the defined urban areas, and the site is unable to be
served by urban infrastructure such as municipal sanitary sewer.
Section 22-2-80.A.Conflicts exist particularly between residential development and existing
rural land use that can negatively impact the County. Tension is occurring not only from
restrictions on normal farming practices, but also from resistance to change and growth.
It is important that County representatives and officials recognize their role in reducing the
conflicts between development and rural uses. Consistent interpretation and administration
of this Chapter and Chapters 19,23,24,26 and 27 of this Code will help in the reduction of
conflict. Using these documents to make consistent land use decisions reinforces its
usefulness as an information and decision-making tool on land use decisions made by
private parties, as well as public officials. The Department of Planning Services staff has
consistently interpreted the intent of the Ordinance to state that a recorded exemption used
in conjunction with a subdivision of nine (9) lots, results urban scale land development.
The present property owner,Jon File doing,business as FarFrumWurkin,LLLP,purchased
the parcel from Ray L Nelson On August 19, 2002. Three months later, on November 15,
2002, the applicant applied for Recorded Exemption 3474. On November 18, 2002, the
applicant applied for PK-1027 for a nine lot subdivision. Recorded Exemption 3474 was
approved with the statement,"Any proposed subdivision adjacent to or contained within this
recorded exemption may be considered to be urban scale development. Urban scale
infrastructure may be required." On January 10, 2003, the Sketch Plan comments were
given to the applicant with the statement, "the applicant conveyed within the past year,via
Recorded Exemption 3474, property for the creation of two parcels of land. With the
additional proposed nine lot subdivision south of and adjacent to the Recorded Exemption,
ten lots are created. Should the applicant elect to proceed with the application as submitted,
the D epartment of P lanning Services w ill recommend d enial oft he a pplication a t the
Change of Zone."
Section 22-2-90.B. An important factor of urban development is the efficient use of land as
a resource. Since the density of urban development accommodates more density on each m
acre, the amount of land relative to the number of people who live on or use the land is an Z
efficient ratio. Locations where urban development can occur should be encouraged to W develop as urban. Jurisdictions that can accommodate urban development should emplo
ffJ
2003-2970 awn
Resolution PZ-1027
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Page 2
policies and regulations that facilitate urban development while managing the quality of this
development. T he C ounty should a dopt policies and regulations t hat promote urban
development in the areas where it is appropriate resulting in the most efficient use of land
and infrastructure.
Section 22-2-190.C. R. Policy 3.1 states,"The County should encourage an efficient form
of urban residential development by directing urban residential growth to those areas where
urban services and infrastructure are currently available or reasonably obtainable".Locating
urban scale developments outside of urban growth boundary areas is not considered
efficient, nor is sanitary service available to serve the proposed urban subdivision.
Section 22-2-210.C. PUD.Goal 3. states"Maintain land use regulations that allow County
officials to review development proposals which may combine Uses By Right in two (2)or
more zone districts, or which in some manner qualify as a Planned Unit Development
according to the definition set forth in Section 24-1-40 of this Code". The proposed number
of lots in conjunction with RE-3474 exceeds the definition of non-urban scale development
contained in Section 24-1-40.
Section 22-2-190.6.3. R.Policy 2.3. New residential development should demonstrate
compatibility with existing surrounding land use in terms of general use, building height,
scale,density,traffic,dust and noise. While there are subdivisions in the immediate vicinity
of this proposal these were either platted decades ago or were processed as nonurban
developments. Carmacar Ranchettes,a 71 lot subdivision with an average lot size of 1.5
acres was platted in 1969, Park Land Estates a 38 lot subdivision comprised of various lots
sizes from 2.5 acres per lot and up,was platted in 1978. Immediately north of the proposed
site, Continental View Pond PUD was platted in 1994 with 5 nonurban lots of
approximately 2.5 acres per lot. Reflection Bay PUD was platted in 2000 with 5 lots having
an average lot size of 2 acres.Summit Peak Estates and Peaks at Mountain View both with
average lots sizes ranging from 5 to 18 acres were platted in 2002 and 1999. Currently,
two additional subdivisions are proposed in this area, neither of which has been approved
at this time. One ranges from 1.48 to 2.16 acre lots,and the other ranges from 2.21 to 5.40
acre lots, and both are proposed with 9 lots with an agricultural outlot.
Section 22-1-50.D.3.f. Planned Unit Development: The PUD Section expresses the desire
of the County to evaluate development proposals in a process that encourages flexibility
and variety. The various land use categories and the associated rules and requirements of
each category will be used to evaluate any land development proposal;but the mechanism
of the PUD allows variations to the standards to be incorporated into development designs
that will improve the quality of the development. The PUD establishes a cooperative
relationship between landowner and the Department of Planning Services to facilitate
collaboration, which will result in better development in the County. This approach
promotes quality, creativity innovation and flexibility.
At the time of Sketch Plan, the overall lot size was 1.5 acres, and the amount of open
space was 8.26 acres or 34%. The present lot size has been decreased to 1.1 acres,with
the a mount o f open space also being d ecreased t o t 5.4% o r 3.68 a Gres o f t he site.
Additionally,the Sketch Plan application calls out a park and pond for the enjoyment of the
residents. The pond has been relocated and resized, and the park has been eliminated.
• Lots have been reconfigured,to create long access lanes and flag lots configurations.Based
on these changes, the Department of Planning Services is concerned with the lack of
consistency between the proposed used and specific guide as cited in Section 27-6-120.6.h.
Section 22-1-50.D.3.f.4.a.Maintaining the prominence of agriculture in the County. Section
22-1-50.D.3.f.4.b. Urbanization occurring in and around the cities and towns within the
County. The application suggests that it is maintaining the agricultural way of life by
providing for outlots comprised of 6.05 and 0.67 acres,that will be farmed in the future. The
Department of Planning Services staff does not find that either the 6.05 or 0.67 acre parcels
are viable farming units, nor is there any proposed public access to these lots. The
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possibility of long term weed, pest and maintenance issues are highly likely. In total, the
applicant is proposing to sell forty five percent (45%) of the site to nine homeowners,
dedicate fifteen percent (15%) open space, utilize fifteen percent (15%) of the site for
roadways,and retain almost thirty percent(28.15%),for himself identified as non-accessible
farming parcels. The Department of Planning Services questions the design of a
subdivision which leaves almost one-third (1/3) of the site with non-accessible and very
limited productive agricultural uses.
Section 22-2-190.B.3.R. Policy 2.3 states, "New Residential development should
demonstrate compatibility with existing surrounding land-use...". The existing surrounding
land uses include predominantly agricultural uses and associated rural residential uses.
Urban scale development may conflict with these existing uses. As proposed the site will
conflict with existing and proposed uses. The adjoining parcel, presently owned by the
applicant is proposed for limited mining uses,and other adjoining parcels are also used for
agricultural uses. While the application proposes one horse per acre there are no provisions
in the application for equestrian uses. Generally,when equestrian uses are proposed in a
subdivision the site has been designed to allow for riding trails. Equestrian uses may
conflict with existing surrounding land uses.
There are two substantial irrigation canals,Boulder and Weld Ditch Companies,and Lower
Boulder Reservoir Ditch Company,which influence this site. Neither company has signed
an agreement with the applicant for the proposed subdivision.The applicant was asked,at
the time of Sketch Plan review,to include a ditch agreement at the time of Change of Zone
submittal.
Sections 23-1-90 & 24-1-40 both state NONURBAN SCALE DEVELOPMENT:
Developments comprised of nine(9)or fewer residential lots,located in a nonurban area as
defined in Chapter 22 of this Code, not adjacent to other PUDs, subdivisions, municipal
boundaries or urban growth corridors. NONURBAN SCALE DEVELOPMENT shall also
include land used or capable of being used for agricultural purposes and including
development which combines clustered residential uses and agricultural uses in a manner
that the agricultural lands are suitable for farming and ranching operations for the next forty
(40)years. NONURBAN SCALE DEVELOPMENT on PUBLIC WATER and septic systems
may have a minimum lot size of one(1)acre and an overall density of two and one-half(22)
acres per septic system. NONURBAN SCALE DEVELOPMENT proposing individual,
private wells and septic systems shall have a minimum lot size of two and one-half (22)
acres per lot. This definition does not affect o r a pply to those Coordinated Planning
Agreements between the County and municipalities which are in effect as of May 14,2001.
Section 24-1-30 H. Promotes A...equitable handling of all subdivision plans by providing
uniform procedures and standards.@ The Board of County Commissioners in Ordinance
2002-1 dated March 15,2001 stated that non-urban scale development is nine lots or fewer.
The applicant is proposing urban scale development in a non-urban area.
Section 24-1-30.A;B;C;D;and E. Assisting orderly and integrated development. Promoting
the health,safety and general welfare of the residents of the County. Ensuring conformance
of land subdivision plans with the public improvement plans of the County and its various
municipalities. Ensuring coordination with public municipal improvement plans and
programs.
Encouraging well-planned subdivisions by establishing adequate standards for design and
improvement. The Town of Erie reviewed this application and stated that compatibility with
their land use code results in one dwelling unit per five acres.
Section 27-2-40 — Bulk Requirements — The applicant has chosen to adhere to all
applicable Estate Zone requirements,with the exception of a deviation of the minimum lot
size in the Estate Zone District for the nine proposes residential lots,from a minimum of 2.5
acres to the proposed average lot size of 1.05 acres. The applicant has chosen to adhere
to all Agricultural zoned used on the area identified as Outlot A and Lot B. The uses shall
be limited to farming only and neither lot is eligible for a building permit. Neither lot has
been granted an access permit for ingress or egress.
Resolution PZ-1027
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This recommendation i s based, i n p art, upon a review oft he a pplication materials submitted b y the
applicant, other relevant information regarding the request, and responses from referral entities.
Should the Planning Commission choose to approve the Change of Zone from A(Agricultural)to PUD with
Estate Zone uses for Nine (9) Residential Lots, with 3.68 +/-acres of open space and two (2)agricultural
outlots, the following are recommendations for conditions of approval:
1. Prior to scheduling the Board of County Commissioners hearing:
A. The applicant shall submit a signed copy of an agreement with the Lower Boulder Reservoir
Ditch Company and the Boulder and Weld Ditch Company stipulating that the proposed
design of the site has addressed their current and future concerns.Written evidence shall
be submitted to the Weld County Department of Planning Services for review and approval
prior to scheduling any Board hearing. (Department of Planning Services)
2. The Change of Zone plat shall meet all requirements of Section 27-9-20 and shall be amended to
delineate the following:
A. Primary and secondary septic system envelopes shall be designated on the plat. Each
envelope must meet minimum current setbacks as specified in the Weld County Individual
Sewage Disposal System Regulations. (Department of Public Health and Environment)
B. The Landscape Plan and Maintenance Schedule as approved by the Department of
Planning Services.The Landscape Plan shall adhere to the requirements of Section 27-6-
60 of the Weld County Code. (Department of Planning Services)
C. The location of the bus pull-off/pull-out area as required by the St. Vrain School District.
(Department of Planning Services)
D. The location of the mail box facility as required by the local postal authority. (Department
of Planning Services)
E. Out lot A and B shall be labeled as non buildable parcels except that Out lot A be able to
have a subdivision sign provided such sign is outside the road right of way.(Department of
Planning Services)
F. The right-of-way f or t he improvements to County Road 3 Y as addressed in referral
comments from the Department of Public Works. (Department of Public Works)
G. The rights-of-way, easements and/or reservation for the Lower Boulder Reservoir Ditch
Company and the Boulder and Weld Ditch Company improvements for conveyance of
water. (Department of Planning Services)
H. The plan shall delineate topographic contour line information, a readable and legible
hierarchy of lines to delineate ditches, utility easements and utility lines, lot easements;as
well as dimensioning throughout the drawing set. Further, the drawing shall place the
appropriate certificate blocks on the plat. (Department of Public Works)
The Filly Lane Typical Section shall be amended to show a 15-inch diameter culvert as per
County Code on the change of zone plat. (Department of Public Works)
J. The location of the subdivision sign. (Department of Planning Services)
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. The PUD shall consist of nine(9)residential Estate lots,with 3.68+/-acres of open space,
and two agricultural outlots. The Change of Zone allows for Estate Zone District bulk
requirements, except for the minimum lot size, and uses on the residential lots, and
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Page 5
Agricultural Zone District bulk requirements for uses on the two outlots,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. Water service shall be provided by the Left Hand Water District. (Department of Public
Health and Environment)
C. A Weld County septic permit is required for each proposed septic system, which shall be
installed in 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. Language for the preservation and/or protection of the second absorption field envelope
shall be placed on all recorded plats and 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)
E. 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)
F. 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)
G. In accordance with the Regulations of the Colorado Air Quality Control Commission any
development that disturbs more than 5 acres of land must incorporate all available and
practical methods that are technologically feasible and economically reasonable in order
to minimize dust emissions. (Department of Public Health and Environment)
H. 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)
A Home Owner=s Association (HOA) shall be established prior to the sale of any lot.
Membership in the HOA is mandatory for each parcel owner. The HOA 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)
J. The site shall maintain compliance at all times with the requirements of the Weld County
Department of Public Works,Weld County Department of Public Health and Environment,
and the Weld County Department of Planning Services. (Department of Planning Services)
K. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code.
(Department of Planning Services)
L. Weld County=s Right to Farm, as stated in Chapter 22 of the Weld County Code shall be
recognized at all times. (Department of Planning Services)
M. A separate building permit shall be obtained prior to the construction of any building.
Permits are required for any sign, bus shelter or access gate, if provided. (Department of
Building Inspection)
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^ N. A plan review is required for each building. Plans shall bear the wet stamp of a Colorado
registered architect or engineer. Two(2)complete sets of plans are required when applying
for a permit. (Department of Building Inspection)
O. Buildings shall conform to the requirements of the various codes adopted at the time of
permit application. Currently the following codes have been adopted by Weld County:1997
Uniform Building Code, 1998 International Mechanical Code, 1997 International Plumbing
Code, 1999 National Electrical Code and Chapter 29 of the Weld County Code.
(Department of Building Inspection)
P. Each building will require an engineered foundation based on a site-specific geo-technical
report or an "open hole" inspection conducted by a Colorado Registered Professional
Engineer. Engineered foundations shall be designed by a Professional Engineer registered
in the State of Colorado. (Department of Building Inspection)
Q. Building height shall be limited to the maximum height allowed by 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 Chapter 23
of the Weld County Code. (Department of Building Inspection)
R. 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 to determine compliance with offset and setback
requirements. Offset and setbacks are measured from the farthest projection from the
building.An ILC (Improvement Lot Certificate)will be required for each building showing
the building height as measured according to Chapter 23 of the Weld County Code as well
as offset and setback distances to property lines. The ILC bearing the stamp of a Colorado
registered engineer or the certification of a Colorado registered surveyor,will be required
prior to frame inspection. (Department of Building Inspection)
S. Any signs located on the property shall require building permits and adhere to Section 27-6-
90 of the Weld County Code. (Department of Planning Services)
T. The property owner shall be responsible for complying with all regulations and requirements
of Section 27 of the Weld County Code including the Performance Standards listed in
Article II and Article VIII. (Department of Planning Services)
U. No development activity shall commence on the property,nor shall any building permits be
issued on the property until the final plan as been approved and recorded. (Department of
Planning Services) V. Weld County Government Personnel shall be granted
access onto the property at any reasonable time in order to ensure the activities carried out
on the property comply with the Development Standards stated herein and all applicable
Weld County regulations.
V. The property owner shall be responsible for complying with all regulations and requirements
of Section 27 of the Weld County Code including the Performance Standards listed in
Article II and Article VIII. (Department of Planning Services)
W. 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 three (3) years of the date of the approval of the PUD Zone District, the
Board of County Commissioners shall require the landowner to appear 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
Resolution PZ-1027
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Page 7
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)
4. Prior to recording the Change of Zone Plat:
A. The applicant shall submit a digital file of all drawings associated with the Change of Zone
application. Acceptable CAD formats are .dwg, .dxf, .dgn, (Microstation)acceptable GIS
formats are .shp (Shape Files), Arclnfo Coverages and Arclnfo Export files format type is
.e00. T he p referred format for Images i s .tif(Group 4) (Group 6 i s not a cceptable).
(Department of Planning Services)
5. The Final Plan application shall adhere to Section 27-7-30 of the Weld County Code and
shall specifically address the following:
A. In accordance with Section 27-6-20.B. — Because the proposed uses differ between the
Change of Zone and specific guide, additional review of the Final Plan by the Board of
County Commissioners is warranted at a public hearing. (Department of Planning
Services)
B. The Final Plan application shall specify the Home Owner=s Association method of trail,
open space and/or landscape maintenance in accordance with the approved Landscape
Plan. (Department of Planning Services)
C. The Covenants for Filly Ridge PUD shall be approved by the Weld County Attorney=s
Office prior to recording the final plat.At a minimum, the covenants shall also address the
fire flow issue as outlined in the referral received from the Mountain View Fire Protection
District. Further, the covenants shall address the issue of placement of landscape
materials and other encumbrances over primary or secondary leachfields as outlined in the
referral received from the Weld County Department of Public Health and Environment.
(Department of Planning Services)
D. Language for the preservation and/or protection of the second absorption field envelope
shall be placed in the development covenants. The covenants shall state that activities
such as landscaping (i.e. planting of trees and shrubs) and construction (i.e. auxiliary
structures, dirt mounds, etc.) are expressly prohibited in the designated absorption field
site. (Department of Public Health and Environment)
A fifteen (15)foot perimeter and ten (10)foot lot line easement is required for utilities on
each lot. This shall be delineated on the final plat map. (Department of Planning Services)
6. Prior to submittal of the Final Plan plat:
A. 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)
B. The applicant shall provide written evidence from Weld County School District RE-1J (St.
Vrain School District) which indicates that all district requirements have been met.
(Department of Planning Services)
C. The applicant shall submit an Improvement Agreement regarding collateral for all
improvements to the PUD for acceptance by the Board of County Commissioners prior to
recording the final plat. (Department of Planning Services)
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Page 8
D. The applicant shall submit covenants for Filly Ridge PUD.The covenants shall be approved
by the Weld County Attorney's Office prior to recording the final plat. Covenants shall
address the issues of the Mountain View Fire Protection District and the Weld County
Department of Public Health and Environment, at a minimum. (Department of Planning
Services)
E. The right-of-way for the internal roadway shall be dedicated to the County. (Department
of Planning Services, Department of Public Works)
F. 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)
G. The applicant shall provide for a bus stop/mail pick up area at the entrance to Filly Ridge
PUD or provide written evidence from Weld County School District RE-1J(St.Vrain School
district)and the Postal Service indicating that this alternative was preferred. (Department
of Planning Services)
H. The a pplicant s hall submit a pproval oft he front g ate I ocation from the Weld C ounty
Sheriffs office, Weld County Department of Public Works, and Mountain View Fire
Protection District. The applicant shall obtain a building permit for the gate structure.
The right-of-way shall be verified and shown on the final plat for Weld County Road 3 1/4
and State Highway 52. If the right-of-way cannot be documented, it will be dedicated on
the final plat. (Department of Public Works, CDOT)
J. Roadway and grading plans along with construction details will be required with the final
plat submittal. (Department of Public Works)
K. Appropriate referral agencies shall be contacted regarding access issues to include a gated
entrance, especially the fire department of jurisdiction. The applicant shall provide to the
Public Works Department written documentation regarding these concerns along with the
final plan application. (Department of Public Works)
L. The applicant shall address maintenance of Filly Lane with the final plan application,since
this development is proposed as a gated community. (Department of Public Works)
M. Stop signs and street name sign locations must be shown on the final roadway construction
plans. (Department of Public Works)
N. The applicant shall submit to Public Works stamped, signed and dated final plat drawings
and roadway/construction & grading plan drawings for review(with the final application)
and approval. Construction details must be included. This is consistent with County Code:
Sec.24-3-50,"The PUD final plat submitted shall contain the original signatures and seals
of all parties required." (Department of Public Works)
O. Easements shall be shown on the final plat in accordance with County standards(Sec.24-7-
60)and/or Utility Board recommendations. "Easements shall follow rear and side lot lines
whenever practical and shall have a 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." The applicant shall show and
dimension 20-foot rear lot easements on the change of zone plat. (Department of Public
Works)
P. The applicant shall submit an Improvements Agreement According to Policy Regarding
Collateral for Improvements (Private Road Maintenance)with the final plan application.
This agreement must be reviewed by Public Works and shall be approved by the BOCC
prior to recording the final plat. (Department of Public Works)
Resolution PZ-1027
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Page 9
Q. The Sketch Plan Drainage Report, dated October 21, 2002, by AgPro Environmental
Services, LLC in its initial form is acceptable. However, the County does not accept
concentrated points of discharge into its roadside borrow ditches from developments. The
applicant must address this item in the final drainage report.
R. A final drainage report stamped, signed and dated by a professional engineer licensed in
the State of Colorado shall be submitted with the final plan application. The 5-year storm
and 100-years torm drainages tudies s hall take into consideration o ff-site f lows 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)
7. Prior to the release of any building permits:
A. The applicant shall supply designated street signs and a stop sign at the appropriate
location adjacent to the entrance of the subdivision.
B. A geologic study, drainage study and soils report shall be supplied to Weld County
Building Inspections with blueprints when applying for building permits.
Motion seconded by Bryant Gimlin
VOTE:
,.., For Passage Against Passage Absent
Michael Miller
John Folsom
John Hutson
Bryant Gimlin
Stephen Mokray
Bruce Fitzgerald
James Rohn
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of
this case to the Board of County Commissioner's for further proceedings.
CERTIFICATION OF COPY
I, Voneen Macklin, Recording Secretary for the Weld County Planning Commission, do hereby certify
that the above and foregoing resolution, is a true copy of the resolution of the Planning Commission of
Weld County, Colorado, adopted on September 16, 2003.
Dated the 16th of September, 2003.
IQ�tc �
Voneen Macklin
Secretary
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