HomeMy WebLinkAbout20030075.tiff REFERRAL LIST
NAME:William& Dolores Roberts CASE NUMBER: PZ-552
REFERRALS SENT: September 16,2002 REFERRALS TO BE RECEIVED BY: October 7, 2002
C..' COUNTY TOWNS and CITIES
_X Attorney _Ault
_X_Health Department Brighton
Extension Service Broomfield
Emergency Management Office Dacono
X_Sheriff's Office Eaton
_X Public Works Erie
Housing Authority Evans
Airport Authority Firestone
_X Building Inspection Fort Lupton
_X Code Enforcement Frederick
STATE Garden City
_X Division of Water Resources Gilcrest
_X Geological Survey _X_Greeley
Department of Health Grover
Department of Transportation Hudson
Historical Society Johnstown
Water Conservation Board Keenesburg
Oil and Gas Conservation Commission Kersey
Division of Wildlife: LaSalle
Loveland Lochbuie
_X_Greeley Longmont
Division of Minerals/Geology Mead
FIRE DISTRICTS Milliken
Ault F-1 New Raymer
Berthoud F-2 Northglenn
Briggsdale F-24 Nunn
Brighton F-3 Pierce
Eaton F-4 Platteville
Fort Lupton F-5 Severance
Galeton F-6 Thornton
Hudson F-7 _X Windsor
Johnstown F-8
La Salle F-9
Mountain View F-10 COUNTIES
Milliken F-11 Adams
Nunn F-12 Boulder
Pawnee F-22 Larimer
Platteville F-13
Platte Valley F-14 FEDERAL GOVERNMENT AGENCIES
Poudre Valley F-15 US Army Corps of Engineers
Raymer F-2 USDA-APHIS Veterinary Service
Southeast Weld F-16 Federal Aviation Administration
_X_Windsor/Severance F-17 Federal Communication Commission
Wiggins F-18
Union Colony F-20 SOIL CONSERVATION DISTRICTS
Brighton
OTHER Fort Collins
_X_School District RE-4 _X_Greeley
Ditch Company Longmont
X_Ambulance West Adams
COMMISSION/BOARD MEMBER
_ EXHIBIT
XFred Walker
3
2003-0075
Memorandum
TO: Robert Anderson, W.C. Planning
wine
9
DATE: November 7, 2002
FROM: Pam Smith, W.C. Department of Pu licj
COLORADO Health and Environment
CASE NO.: PZ-552 NAME: William Roberts/Bracewell Est.
The Weld County Health Department has reviewed this proposal. The applicant proposes a 10 lot
PUD. The minimum lot size (2.44 acres) does not meet the current Department policy, however,
the overall density of one septic system per 7.9 acres does meet the current Department policy.
The application has satisfied Chapter 27 of the Weld County Code in regard to water service. Water
will be provided by North Weld County Water District and sewer will be provided by individual
sewage disposal systems. A water service agreement was from North Weld County Water District
was provided in the application materials.
The application has not satisfied Chapter 27 of the Weld County Code in regard to sewer service.
As stated above, the minimum lot size (2.44 acres) does not meet the current Department policy,
however, the overall density of one septic system per 7.9 acres does meet the current Department
policy. A geotechnical engineering report from Terracon, dated January 24, 2000 was reviewed at
the time of sketch plan submittal. This report indicated the site had marginally acceptable
percolation rates ranging from 53 to 67 minutes per inch. Shallow groundwater was also identified
in the 7 to 8 foot range in the vicinity of Lots 5 through 10. These observations were made
conducted in December 1999, during periods when the groundwater level is likely to be lowest. The
Department requested that groundwater levels be monitored during the anticipated seasonal high
groundwater (September). No additional documentation regarding the anticipated seasonal high
groundwater table was submitted in the change of zone application materials. Therefore, the
Department is requesting this documentation be submitted at the time of Final Plan submission.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the North Weld County Water District
2. 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.
3. Primary and secondary septic system envelopes shall bed designated on each lot Each
envelope must meet minimum current setbacks as specified in Chapter 30 of the Weld
County Code.
4. 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.
F
5. If required, the applicant shall obtain a storm water discharge permit from the Water m
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.
NAME: William Roberts/Bracewell Est.
CASE NO.: PZ-552
'— Page 2
6. 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.
7. 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.
8. 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.
9. "Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County Code
shall be placed on any recorded plat.
At the time of final plan submission:
1. Submit documentation demonstrating the maximum seasonal high groundwater table
(monitored during the summer irrigation months).
O:\PAM\PLANNING41-IZONE fZ552.RTF
r
Weld County Planning Department
GREELEY OFFICE
NOV 12002
RECEIVED
MEMORANDUM
Will TO: Robert Anderson, Planner DATE: ctober 2002
C /
C.
FROM: Peter Schei, P.E., Civil Engineer /I
COLORADO
SUBJECT: PZ-552, Bracewell PUD (Zone Change)
The Weld County Public Works Department has reviewed this change of zone request.
Comments made during this phase of the subdivision process may not be all-inclusive, as other
concerns or issues may arise during the remaining application process.
COMMENTS:
❑ The applicant must decide on the name of the PUD for this change of zone. The
application lists it as Bracewell PUD, and the plat shows it as Roberts Property PUD.
❑ The adjacent property owners to the NW of the development appear to have building
structures located on the applicant's land. This information was obtained from current
County GIS data. The applicant should investigate this condition at change of zone.
❑ The existing house to be removed from Lot 3 must be included with the on-site
improvements agreement at time of final plat.
External Roadways:
o The applicant must dimension the parking area shown on the change of zone plat. Also,
discuss the type and number of vehicles to be parked in this area.
o The applicant will be required to dedicate right-of-way for improvements to the roadway
curve linking CR 27 and CR 64 %2 on the final plat. The applicant shall dimension this
curvature to include curve/radius data on the change of zone and final plats.
o The County classifies CR 27 as an arterial roadway, which requires a 140-foot right-of-
way. The applicant shall dimension the right-of-way shown on the change of zone plat.
The applicant shall verify the existing right-of-way, noting the inception documents on
the change of zone plat. If the right-of-way cannot be verified, it will be dedicated on the
final plat. CR 27 is paved.
o The County classifies CR 64 '/2 as a collector road, which requires an 80-foot right-of-
way. The applicant shall dimension the right-of-way shown on the change of zone plat.
The applicant shall verify the existing right-of-way, noting the inception documents on
the change of zone plat. If the right-of-way cannot be verified, it will be dedicated on the
final plat. CR 64 12 is paved.
o A professional traffic impact analysis will not be required.
M,,PcimPlanniligaev:a .thane.of .Vb5539rvcewtll PUD(Zone Change)A¢ Page 1 of 3 31October02
Internal Roadways:
o The County Code requires that PUD developments pave internal roadways. This
development accesses paved County roads.
o The applicant shall provide a name for the internal road(s) on the change of zone plat.
o Internal roads shall meet Weld County criteria for a PUD. The internal roadway right-of-
way shall he 60-feet in width including cul-de-sacs with a 65- foot radius, and dedicated
to the public. The typical roadway cross-section 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
pavement radius shall be 50-feet. Stop signs and street name signs will be required at all
intersections.
❑ The applicant shall provide a pavement design prepared by a professional engineer along
with the final plat submittal.
❑ The southern cul-de-sac of the interior road must be moved from underneath the
overhead electrical power line on the change of zone plat. The applicant shall
provide a confirmation letter from the power line owner regarding right-of-way /
easements of this utility at change of zone.
o Roadway and grading plans along with construction details will be required with the final
plat submittal.
o Easements shall be shown in accordance with County standards and / or Utility Board
recommendations, also dimensioned on the final plat.
❑ Intersection sight distance triangles at the development entrances will be required. All
landscaping within the triangles must be less than 31/2 feet in height at maturity, and noted
on the change of zone plat.
Drainage:
❑ The Preliminary Drainage Report dated September 2002, by Rocky Mountain
Consultants, Inc., is acceptable in concept. The Engineers Certification page states that
this is the final report.
o The Preliminary Drainage Report used the 10-year storm for design calculations as stated
in the conclusion. County Code requires using the 5-year storm for this development.
The applicant must make the appropriate corrections.
o 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. Increased runoff due to development will require
detention of the 100-year storm developed condition while releasing the 5-year storm
existing condition.
o The final drainage report shall research and document FEMA maps to determine if flood
hazards exist.
❑ The drainage report states that the lake overflow will discharge into Whitney Ditch. Any
probable increase of drainage into an irrigation system shall be corroborated with the
appropriate owner. The applicant shall provide a confirmation letter from the ditch
Ml.-Pncr3lmming Revicvi3-Gmuge of ZoneTZ-551 Bracewell PUD(Zone aagc)doe Page 2 of 3 ,,ociobcro?
owner addressing this issue along with the final plat application.
u The applicant shall verify the Whitney Ditch easement on the final plat and provide a
confirmation letter from the company.
❑ Final drainage construction plans, conforming to the drainage report, shall be submitted
with the final plat application.
RECOMMENDATION:
The Public Works Department recommends approval of this change of zone.
At the change of zone application the following conditions will be required as per this memo:
➢ Name of the PUD
➢ Adjacent property owners
➢ Dimension the parking area
➢ Dimension curve connecting CR 27 and CR 64 '/z
➢ Dimension CR 27 right-of-way
➢ Dimension CR 64 %2 right-of-way
➢ Name interior road
➢ Show typical interior roadway cross-section
➢ Move south cul-de-sac
➢ Show intersection sight distance triangles
➢ Show irrigation ditches
At the final plat application the following conditions will be required as per this memo:
➢ Signed Improvements Agreement, including house
d_
➢ Dedicate right-of--way for roadway curve and roads
➢ Pavement Design
➢ Roadway and Grading Plans
➢ Show Easements and provide confirmation
➢ Final Drainage Report
➢ Drainage and Construction Plans
➢ Whitney Ditch confirmation
The applicant shall address the comments listed above at the specific step of the review
process stated. The review process will continue only when all appropriate elements have
been submitted. Any issues of concern must be resolved with the Public Works
Department prior to recording the change of zone and final plats.
PC: PZ-552
Email & Original: Planner
PC by Post: Applicant (Todd Hodges, Todd Hodges Design, LLC)
PC by Post: Engineer (Rocky Mountain Consultants,Inc.).
yam„N2.a,,ngeoa<.,esz.,,za,a«wcllMn(Zone „sc,.dOc Page 3 of 3 31Octobu02
Robert R. Anderson - Planning Review ^ Page 1
From: Peter Schei
To: Anderson, Robert R.
Date: 10/7/02 8:30AM
Subject: Planning Review
PZ-552 Bracewell PUD
These cases have been sent out of office to be reviewed by our retained engineer due to our case load.
PW's review comments will follow when a response is receive from our retained engineer.
Thank you for your patience,
Peter.
(7.-lit‘i-"N; Weld County Referral
Illip September 16, 2002 C ,
COLORADO
The Weld County Department of Planniry Services has received the following item for review:
Applicant William & Dolores `',>_;erts Case Number PZ-552
Please Reply By October 7, 2002 Planner Robert Anderson
Project Change of Zone from the A(Agricultural)to Planned Unit Development(PUD)
with E (Estate)Zone uses for Ten (10) Residential Lots and 51+/-Acres Common
Open Space on 80+/-Acres.
Legal Lots A and B of RE-2342; being part of the SE4 of Section 30, T6N, R66W of the
6th P.M., Weld Counly, Colorado.
r^ Location South of and adjacent to WCR 64 1/2 and west of WCR 27.
Parcel Number 0805 30 000048
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
may be deemed to be a positive responst: :,,the Department of Planning Services. If you have any further
questions regarding the applicaiicn, please :all the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) November 5, 2002
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
O have reviewed the request and fir, •-o conflicts with our interests.
See attached letter.it
Comments:
Signature C-7;74.4 rr�-€0 Date 7`�, /d ZS, 'a, c'd Z
,r.. Agency !c,' RAAmo
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley.CO.80631 +(970)353-6100 ext.3540 :•(970)304-6498 fax
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a DEPARTMENT OF BUILDING INSPECTION
(its
.^ Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO 80631
WEBSITE: www.co.weld.co.us
Phone (970)353-6100, Ext. 3540
IFax(970) 304-6498
COLORADO
September 25, 2002
William & Dolores Roberts
Change of Zone from A (Agricultural) to Planned Unit Development (PUD) with E (Estate) Zone
Uses for Ten (10) Residential Lots and 51 +/-Acres Common Open Space on 80 +/-Acres.
PZ-552
1. Building permits shall be obtained prior to any construction. A separate permit will be
required for each structure.
2. A plan review will be required for each building. Plans shall bear the wet stamp of a
Colorado registered architect or engineer. Two complete sets of plans are required when
applying for the permit.
3. 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.
4. 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.
5. 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 Chapter 23 of the Weld
County Code.
Service,Teamwork, Integrity,Quality
Page 2
6. 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 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 the 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 the frame inspection.
7. A Flood Hazard Development Permit shall be submitted for buildings constructed within the
100-year flood plain.
Please contact me for any further information regarding this project.
Sincerely,
Jeff Reif
Building Official
r
Service,Teamwork, Integrity,Quality
6Nekr, hent
MEMORANDUM
To: Robert Anderson
From: Ken Poncelow
Date: September 25, 2002
Subject: PZ-552
The sheriff's office recommends the following improvements for this housing sub-division:
1. The sheriffs office requests that builders and developers designate an area by
the entrance of the sub-division in which to place a shelter for school children
awaiting the school bus. This area should also include a pull off for the school
bus which enables it to safely load and unload children out of the roadway.
2. Either a mail distribution within the sub-division or a central drop off location
within the sub-division should be developed so that residents do not have to
cross a county roadway to obtain their mail.
3. The names of all streets within the sub-division should be presented to the
sheriffs office for approval. This will eliminate duplication of street names
within the county.
4. A permanent sign should be placed at the entrances to the sub-division
detailing the name of the sub-division, address, and a graphical presentation of
the roadways within the subdivision. There should be a plan developed to
maintain this sign.
5. If the roadways within this sub-division are not maintained or adopted by the
county, individuals purchasing property in this sub-division should be notified
that the sheriffs office will have limited traffic enforcement powers.
6. A plan should be developed to maintain roadways within the sub-division
especially during inclement weather conditions for emergency vehicles.
7. The sheriff's office is very supportive of homeowner funded homeowners
associations. These associations provide a contact for the sheriff's office and
a means for maintaining common areas.
r.
8. If there is a oil or gas well within this sub-division. This needs to be fenced off
in order to mitigate the potential for tampering. These facilities are known to
create an attractive nuisance for young people. Tampering not only creates a
significant danger to safety but also of environmental damage with extensive
mitigation and clean-up costs.
The Sheriff's Office lacks the ability to absorb any additional service demand without the
resources recommended in the multi-year plan provided to the Board of County
Commissioners or as indicated by growth not considered at the time the plan was
developed. I have no other comments on this proposal.
r
Weld County Referral
September 16, 2002
Ci
COLORADO
The Weld County Department of Planning Services has received the for . :rig item for review:
Applicant William & Dolores Roberts Case Number -552
Please Reply By October 7, 2002 Planner Robert Anderson
Project Change of Zone from the A(Agricultural)to Planned Unit Development (PUD)
with E (Estate)Zone uses for Ten (10) Residential Lots and 51+/-Acres Common
Open Space on 80+/-Acres.
Legal Lots A and B of RE-2342; being part of the SE4 of Section 30, T6N, R66W of the
6th P.M., Weld County, Colorado.
Location South of and adjacent to WCR 64 A and west of WCR 27.
Parcel Number 0805 30 000048
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
may be deemed to be a positive response to the Department of Planning ",.vices. If you have any further
questions regarding the application, please call the Plai,ier asso^?ated w. r (he request.
Weld County Planning Commission Hearing (if applicable) Novemn.r 5, 2002
❑ We have reviewed the request and find that it does/does not comply 'th our Comprehensive Plan
D. We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:�.n` C v \Ctltea •It 4•r (i, "a`, ae SCC ride a"
C`D\! iC�axtii cttim i.A(i�si_1` k-f .
SignatureY1 -� Date ("1_ t ,
Agency t:Y V',9 LrilVyvp/luAilt f
••Weld County Planning Dept. (.1555 N. 17th Ave.Greeley,CO. 80631 +(970)353-6100 ext.3540 •:•(970)304-6498 fax
Sep 18 02 02: 24p Weld County RE 4Windsor 97686-5280 p. 1
SEP 1 8 2002
4#01tie;),
1yWeld Count Referral
Wil
September 16, 2002
k
COLORADO
Th.- .`eld County Department of Planning Services has received the following item for review:
A.: ;/cant William & Dolores Roberts Case Number PZ-552
Please Reply By October 7, 2002 Planner Robert Anderson
Project Change of Zone from the A(Agricultural)to Planned Unit Development(PUD)
with E (Estate) Zone uses for Ten (10) Residential Lots and 51+/-Acres Common
Open Space on 80+/-Acres.
Legal Lots A and B of RE-2342; being part of the SE4 of Section 30, T6N, R66W of the
6th P.M.,Weld County, Colorado.
Location South of and adjacent to WCR 64 %and west of WCR 27.
Parcel Number 0805 30 000048
The application Is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we m=v give full consideration to your recommendation. Any response not received before or on this date
`;a deemed to be a posi'rve response to the Department of Planning Services. If you have any further
qt ' 4-r.ns regarding the application, please call the Plar ner associated with the request.
W'is County Planning Commission Hearing (if applicable) November 5, 2002
El e have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ :1,e have reviewed the request and find no conflicts with our interests.
❑ Set: attached letter. �' /erinui /
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Comments: ¢t t*4 rc,l G_ Gb v t-L [AV G.t-s1A,¢r/� din.4 y, e e v
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. . al ,/ 5� Zct lid o(�.v s tins,�f .
Signature 9 / / Date y(/e/0)-=
Agency Gt/.c�Y` LLi -N/ rcCdC , ,-?t
+Weld County Planning Dept. 4-1655 N. 17th Ave.Greeley,CO.80631 (970)353.6100 ext.3540 &(970)304-6498 fax
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Weld County Referral
September 16, 2002
COLORADO
The Weld County Department of Planning Services has received the foll^.NIng item for review:
Applicant William & Dolores Roberts Case Number -552
Please Reply By October 7, 2002 Planner Robert Anderson
Project Change of Zone from the A (Agricultural)to Planned Unit Development (PUD)
with E (Estate)Zone uses for Ten (10) Residential Lots and 51+/-Acres Common
Open Space on 80+/-Acres.
Legal Lots A and B of RE-2342; being part of the SE4 of Section 30, T6N, R66W of the
6th P.M., Weld County, Colorado.
Location South of and adjacent to WCR 64 '14 and west of WCR 27.
Parcel Number 0805 30 000048
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
may be deemed to be o positive response to the Department of Planning 'ices. If you have any further
cuesticns rc;.ardinq the c; nlicatic^. please call the Planner associated'..: n the request.
Weld County Planning Commission Hearing (if applicable) Novemb'-r 5, 2.002-
❑ We have :eviewed the request and find that it does/does not comply ; 7h our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with cur interests.
Aefrtrie-attached letter.
Comments:
I c ,' �/ G4"C \--\2o eaC•‘-G- ) `r ��-
Signature � /� Date C* 7A a-
,
Agency jiv//LG
4Weld County Planning Dept. 41555 N. 17th Ave. Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
'p
c,. 2
Weld County Planning Department October 7, 2002
1555 N. 17`h Ave
Greeley, Co
80631
Attn: Robert Anderson
Re: William &Delores Roberts
The following conditions shall apply to the proposed Bracewell Development project.
1. Minimum hydrant flows shall be 1000gpm for homes up to 3600sq. ft. and
anything larger than this shall comply with Table No. A-III-A-I. A reduction in
fire flow of 50% is allowed when the structures are sprinklered.
2. Hydrants shall be 300' from structures and 600' spacing maximum.
3. Water mains supplying hydrants shall be looped whenever possible and be a
minimum of 8" in diameter.
4. All hydrants shall be in place, tested and operational before any combustible
material is brought on-site.
5. All hydrants shall have (5) sided operating nuts on bonnet and caps. Left rotation-
operating nuts to open hydrants.
6. A water model or plan shall be submitted to the Windsor-Severance Fire District
for review and approval.
7. Cul-de-sacs over 600' in length must have a secondary access system in
accordance with NFPA-13D/R.
8. Cul-de-sacs shall have a minimum of 50' turning radius. A B-40 turning template
shall be used to determine adequate turning radiuses.
9. All roadways shall have an approved all weather driving surface capable of a
design wheel load of 18,000 lbs (80,000 lbs GVW) (H2o loading).
10. Current District street standards provide that streets 34' and greater can allow
parking on both sides of the street. Streets 28' in width will allow parking on one
side only with "NO PARKING FIRE LANE" signs posted on one side of the
street. All streets less than 28' shall prohibit parking on both sides of the street
with"NO PARKING FIRE LANE" signs on both sides of the street.
If you have any questions,please feel free to call me at 686-9596. This is a repeat letter
from September, 2000.
Cordially,
i^- Mike avis
Fire Prevention Technician
PACE 02
08/26/2002 17:37 19706066044 R0BERTS ��
r3/4, STATE OF COLORADO eP I4
Die AR M,Governor N b ��
•
DEPARTMENT OF NATURAL RESOURCES •
DIVISION OF WILDLIFE A,.
AN EQUAL OPPORTUNITY EMPLOYER Ir
ammo Oen"Director For A's1dAIJF-
oen ,Cohn ado f' For Mph80278
Telephone;(303)297-1192
Larry Rogate4 Acting Area Wildlife Manager August 26,2002
317 West Prospect Street
Pon Collins,Colorado 80526 Phone 352-2143
Mr. Billy Roberts
12691 WCR 64 r✓2
Greeley,Colorado 80631
Dear Mr. Roberts,
It was good talking to you by telephone today concerning the proposed minor subdivision you are
planning on your property west of Weld Road 27 and south of Weld Road 64 V2. We visited on site
earlier in the year and you explained that the plan calls fin 10 residential lots adjacent to a reclaimed
gravel pit, with undeveloped open space south of the lake. You have requested a letter from the Division
concerning the impact on the wildlife resource if this developlrleut is completed as proposed. In this
letter I will attempt to respond to your query.
r
The site is an abandoned irrigated agricultural field,currently being mined for sand and graveL Because
of the nature of irrigated agriculture and ongoing mining activity,the site has minimal value as wildlife
habitat. However,the location of the parcel,near the Cach La Poudre River,increases its potential for
habitat development upon reclamation. Historically,the primary wildlife use of this parcel included use
by Canada Geese and miscellaneous ducks for winter feeding on crop residue. Because of the highly
disturbed condition of the property,the site is not considered potential habitat for Preble's Meadow
Jumping Mouse,Zapus Hudronius, or other species on the State or Federal listing for threatened and
endangered species. Black-tailed Prairie Dogs were not observed on site.
On reclamation of the pond/s and development of the site,wildlife values could be greatly enhanced. The
Division would recol,uz...id that the south side of the pond be reclaimed as open space using grass,
shrubs and trees with high wildlife values. Rather than monoculture plantings,the Division would
recommend mixed grass stands with dryland legumes supplemented,and a variety of shrubs and trees.
Because of the difficulty in establishing coniferous trees in arid plains areas,careful consideration should
be given to species selection. Junipers seem to have the best chance of survival. All plantings of woody
vegetation should be installed using a weed barrier/mulch covering,and if at all possible,drip irrigation.
The Division would not recommend the use of Russian Olive, elms,tamarisk or loosestrife at this
location. We would encourage you to use plumbs and other mast producing species,planted in clumps.
On request,we would be happy to supply you with a list of suitable plants with high wildlife value.
DEPARTMENT OF NATURAL RESOURCES,Greg E.Welcher,ExeculAs Dtflr
wiLDLIFE COMMISSION,Ride Ensnare Chat•Robert Shoemaker.VieeCha:•Marianne Raltopoubs,Seaetay
Mambas.Barnard Black•Tom Burke•Jeffrey Crawford•Phb James•Bred Plebe •Moe Valdez
PAGE 03
08/26/2002 17:37 19706066044 ROBERTS
Since the site is in a major use area for wintering waterfowl,we would discourage the use of large plots
of bluegrass,unless it is your intent to attract large numbers of Canada Geese- If an island is planned thr
the pond,it would be the Division recommendation to landscape it in a manner that would discourage
geese. As long as the development can sustain the activity,the Division would
nesting Canada continuation means of wildlife management on the property.
encourage the wildlife
aten of hunting the h as sa primary on the property,and should be
Nuisance wildlife abatement will be responsibility of the homeowners
performed using only legal and ethical methods of control.
In order to create open space with high wildlife value on the south side of the parcel,human use should
be restricted,especially during critical spring nesting/fawning sea9on. For this reason the Division would
recommend situating trails or other amenities attracting large numbers of humans and their pets away
from the open space proposed on the south side of the pond.
Thank you for the opportunity to comment on your proposaL Hopefully as your plans go forward,we
can work together to maximize the potential of this parcel for wildlife as well as people.
Best Regards,
Larry Rogstad
r
0CT-08-2002 07:07PM FROM-Colorado Spa.koeical Survey 3038662461 .. T-015 P.001/003 F-180
. q(n-iit At.
Fax NoteNote`__-_ /U/1 ?gip_/1 �j. a.
T1�V///'�'1 °� Uy�Cll to va .
half �t r/ ? " — S'if(,a
.��� rQT�b ;Linty
Weld Referral
' September 16, 2002
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review;
App/icsn: • William &Dolores Roberts Case Number PZ-552 _
Please Reply By October 7, 2002 Planner Robert Anderson
Project Change of Zone from the A(Agricultural)to Planned Unit Development(PUD) -
with E (Estate)Zone uses for Ten (10)Residential Lots and 51+/-Acres Common
Open Space on 80+/-Acres.
Legal Lots A and B of RE-2342; being part of the SE4 of Section 30, T6N, R66W of the
6th P.M., Weld County, Colorado.
Location South of and adjacent to WCR 64'/:and west of WCR 27.
Parcel Number 0805 30 000048
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may!live full consideration to your recommendation. Any response not received before or on this date
may be..:,:nmed to be a positive response to the Department of Planning Services. If you have any further
questic. r_garding :he application, please call the Planner associated with the request.
Weld Ccunty Planning Commission Hearing (if applicable) November 5, 2002
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: r- ( /0 1//O o an
u n dra,pi&3 e 0 50,1 rc,2. (,) eat 01J / &A-4_ to(L/Us/4 7f�1.1L
I2 FAO r a
Signature Off D� i (//�[_LeArt4i Date /d/Q'l6'Z-
Agency J DJ/ora attn..)/� �D rG n
�9es�/ q a� c�uvv-
V
+Weld County Planning Dept +1555 N. 17th Ave. Greeley,CO. 50631 a(870)353-6100 ext3540 +x(970)304-6498 fax
\J)CifO1- o0Lb
0CT-08-2002 OT:07PM FROM-Colorado Clealogical Survey 3038662461 i-. 1-015 P.002/003 F-180
STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY
Division of Minerals and Geology
Department of Natural Resources
1313 Sherman Street,Room 715
Denver,Colorado 80203
Phone;(303)866.2611
FAX:(303)866-2461 DEPARTMENT OF
NATURAL
RESOURCES
Bill Owens
October 9, 2000 Governor
Greg E.Welcher
Executive Direcinr
Michael B.Long
Division Director
Mr. Robert Anderson Vicki Cowan
State Geologist
Weld County Planning
and Director
1555 N. 17°' Ave
Greeley, CO 80631
Re: Bracewell PUD
CGS Review No.WE-01-0026
Dear Mr. Anderson:
In response to your request and in accordance with Senate Bill 35 (1972)I visited this
property to review the plat. A Geotechnical Engineering Report prepared by Terracon
(January 2000) was included in the referral.
1) Plat. The plat shows a 33-acre lake, designated as proposed reclamation plan. The
development report does not discuss gravel extraction,which is a serious omission if
gravel mining is to occur in the future. If the idea is to develop the lots prior to gravel
mining, I strongly recommend against this. CGS has had calls in the past from unhappy
homeowners who found out after the fact that adjacent farmland was about to become an
extraction operation. If the idea is to develop the lots after mining has ceased, Weld
County should decide whether it wants to plat lots years in advance of when they may be
developed. It is possible that land use guidelines and regulations will have changed by
that point,but the developer would be guaranteed the right to develop because of prior
approval.
2)Drainage. Terracon found groundwater to be present at about 6.5-8 ft below ground
level (bgl) during drilling operations of December 1999. Information should be provided
on the seasonal high water table,which probably occurs in late spring, early summer. A
groundwater level of 7 ft(bgl) or shallower(probable in summer)together with the slow
percolation rates indicates that engineered septic systems, such as evaporative or
mounded systems, are more appropriate for the lots than standard systems.
r
OCT-08-2002 07:07PM FROM-Colorado qs Joaical Survey 3038662461 -.e. T-015 P.003/003 F-180
Bracewell PUD,p.2
A water level of 8 ft bgl precludes basement construction, although crawl spaces may still
be possible. A subsurface drainage plan should be included with any subgrade
construction.
The property is extremely flat and the regional topographic map of the area shows a
closed depression in the vicinity of lots 4 and 5. Grading around the residences should be
implemented to provide positive slope,to prevent ponding of water near foundations and
walls.
3) Soil. Standard penetration tests performed during the boring operations indicated
loose moist sands between 4 and 9 ft bgl. Earthwork and foundation design should be
planned with these low-strength soils in mind. Oversized spread footings and mat
foundations are appropriate for these conditions.
In summary, the gravel mining issue must be resolved before plans for development
continue. Residential development of the property must take into account the shallow
water table, and soils that have low permeability and low strength. Special attention will
be required for septic system and foundation design. Please call me if there are any
questions.
ours
Celia G nwan
Geologi
STATE OF COLORADO
" 'OFFICE OF THE STATE ENGINEER oe•co o.
Division of Water Resources ,.14 q
Department of Natural Resources 1 ' ' `: r_Q 6 "''
1313 Sherman Street, Room 818 October 7, 2002 - •
•
Denver,Colorado 80203 1876
Phone(303)866-3581 LC I r 2002
FAX(303)866-3589 C
Bill Owens
www.waterstate.co.us y Governor
Greg E.Walther
Mr. Robert Anderson - Executive Director
Weld County Planning Department Hal D.Simpson,P.E.
1555 N. 17th Avenue State Engineer
Greeley Co 80631
Re: Bracewell PUD
Case no.PZ-552
SE1/4 of Sec.30,T6N,R66W, 6th P.
Water Division 1,Water District 3
Dear Mr. Anderson:
We have reviewed the above referenced proposal to subdivide a 79.61-acre parcel into 10
single-family residential lots of approximately 2.5 to 3 acres in size, together with 50.78 acres of
common open space. The common open space site will contain a 33-acre reclamation lake. Mining
of gravel resources is currently occurring on this property. Two structures currently exist on site.
An existing home located on proposed lot 3 will be removed and an existing barn will remain on
proposed lot 9.
The proposed water source for the residential lots is listed as the North Weld County Water
District(District). A letter of commitment form the District is indicated as included in the material,
however only a copy of a form of water agreement was included in the submitted material. The
agreement form indicates that, the District will provide water to the subdivision per terms and
conditions of the District. The District is currently serving one tap on this property. The developer
will be responsible for installing any additional water mains for the proposed development.
Based on current records on file in this office the District currently has an adequate
uncommitted water supply to provide the water associated with this project. However, since the
agreement form submitted was not signed by the District this office cannot determine if the District
indeed is committed to supply water to this new development.
The Water Supply Information Summary Sheet included in the submittal material indicates
that the household use water requirement for the residential lots is 1 acre-foot per year per lot and
the irrigation water requirement for 17 acres of common space and residential lots is estimated at
122.49 acre-feet.
A non-potable water system is being proposed to supply the necessary irrigation water to
the open space and individual lots through the existing 8 shares of the Whitney Ditch water rights
owned by the applicant. A detailed plan of augmentation included in the submittal material
indicates that the above shares were historically used to irrigate the property since 1900. In 2000,
53 acres of the property were leased to Hall-Irwin Corporation for mining operation. Also five of
the eight shares in the Whitney Ditch were made available to Hall-Irwin Corporation to be used to
replace out-of-priority depletions associated with the 33 acres of evaporation from the free water
surface of the gravel pit.
Weld County Planning Department Page2
Bracewell PUD
Furthermore the applicant proposes to use the remaining 3 shares of the Whitney Ditch to
irrigate the common open space and the residential lots again through augmentation water that will
be pumped from the 33-acre lake. The 122.49 acre-feet amount indicated in the Water Supply
Information Summary Sheet represents the historic consumptive use attributed to the 8 shares of
Whitney Ditch that will be used to replace out-of-priority depletions for the 33-acre reclamation
lake and the 15 acres of irrigated land within the subdivision. Therefore the water requirement for
irrigation of common open space and the individual lots is estimated in the plan at 33 acre-feet.The
proposed numbers of acres to be irrigated indicated in the plan (15 acres) is not consistent with the
proposed numbers of acres to be irrigated indicated in the Summary Sheet (17 acres). Additionally
there seems to be a conflict between the number of shares mentioned in the plan and the number of
shares indicated in the Warranty Deed provided in the submittal material. The Warranty Deed
indicates that the applicant owns 7 shares of the Whitney Irrigation Company. Since those
questions exist this office cannot comment on the availability of water for the irrigation within the
subdivision until all of the above inconsistencies are clarified and until the proposed plan of
augmentation is approved by the Water Court or by the State Engineer in a form of a substitute
supply plan. Please also note that this office will not approve a temporary supply plan for lawn
irrigation unless the applicant has first filed for an augmentation plan with water court and even
then any lawn irrigation approved will be of year by year temporary nature until the court approves
the above mentioned Plan for Augmentation.
Pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State Engineer's office offers the
opinion that the proposed water supply will cause material injury to existing water rights, and the
supply is inadequate.
If you have any question in this matter please contact Ioana Comaniciu of this office.
Sincerely,
s-re" Kenneth W. Knox
Assistant State Engineer
cc: Richard Stenzel, Division Engineer
Water Supply Branch
Subdivision File
File
KWIQIC/Bracewell PUD
r
40-41Y1
Weld County Referral
rSeptember 16, 2002
VI D C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant William & Dolores Roberts Case Number PZ-552
Please Reply By October 7, 2002 Planner Robert Anderson
Project Change of Zone from the A(Agricultural)to Planned Unit Development(PUD)
with E (Estate)Zone uses for Ten (10) Residential Lots and 51+/-Acres Common
Open Space on 80+/-Acres.
•
Legal Lots A and B of RE-2342; being part of the SE4 of Section 30, T6N, R66W of the
6th P.M., Weld County, Colorado.
Location South of and adjacent to WCR 64 1/2 and west of WCR 27.
Parcel Number 0805 30 000048
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
•-r',✓ be deemed to be a positive response to the Department of Planning Services. If you hwe any fu":;r
:. ,e s•ions regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) November 5, 2002
d We have reviewed the request and find that it does/does not comply with our Comprehensive Plar.
❑ We have reviewed the request and find no conflicts with our interests.
pr: See attached letter.
Comments:
Signature Date a- XS- OA.
Agency \/•! G CO
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 •:•(970)353-6100 ext.3540 4(970)304-6498 fax
West Greeley Soil Conservation District
(970) 356-8097
Case Number: PZ- 552
Applicant: Roberts
Planner: Anderson
Below is a list of the soils and their limitations according to the USDA, Weld County Soil Survey.
I Small ' Septic Tank Prime Farm
Map Shallow Dwellings Dwellings with Additional
Symbol Soil Name Soil Texture Excavations without basements Commercial Absorption Land (if Comments
basements Buildings Fields irrigated)
) 31 :Kim Loam Might Slight Yes
32 Kim Loam Slight Slight Yes
46 Olney Fine Sandy Loam Slight Slight Slight Slight S ght Yes
The West Greeley Soil Conservation District recommends that the applicant does an on site soils test prior to any construction. For a more complete
soils description consult the Weld County Soil Survey or contact our office at (970) 356-8097. If you or the applicant have any questions please feel
free to call our office.
ONSl.i\A"ION
Produced by West Greeley Soil Conservation District
Applicant: Roberts
Planner: Robert Anderson,ase Number: PZ-552
a
47
51
qs 47
31
32 i
n 50
I
51
2
52
------,__ -t 47
Legend
--- Property Boundary' Lakes
A _ _ Highways Soil Types
— — Major roads Rail Road
Local roads Floodplains
,' N Streams&Ditches
* Boundaries are estimated
•
4Kast
" Weld County Referral
ISeptember 16, 2002
COLORADO
The Weld County Department of Plerinlrq Services has received the following item for review:
Applicant William & Dolora:. Roberts Case Number PZ-552
Please Reply By October 7, 2002 Planner Robert Anderson
Project Change of Zone from the A(Agricultural)to Planned Unit Development(PUD)
with E (Estate)Zone uses for Ten (10) Residential Lots and 51+/-Acres Common I
Open Space on 80+/-Acres.
Legal Lots A and B of RE-2342; being part of the SE4 of Section 30, T6N, R66W of the
6th P.M., Welu County, Colorado.
Location South of and adjacent to WCR 64 1/2 and west of WCR 27.
Parcel Number 0805 30 000048
The application is submitted to you for review and recommendation. Any comments or recommendation
you consider relevant to this request would be appreciated. Please reply by the above listed date so that
we may give full consideration to your recommendation. Any response not received before or on this date
may be deemed to be a positive resp.,. :;e to the Department ei Planning Services. If you have any further
questions regarding (he application, >e;ie call the Planner assc;iated with :r e reoudst.
Weld County Planning Commission Hearing (if applicable) November 5, 2002
x!1 We have reviewed the request an',Ind that it does/1.- . comply with our Comprehensive Plan
O We have reviewed the request arc: cod rro conflicts with our interests.
PS See attached letter.
Comments:
Signature L ��' \\\ett Date /y—17
Agency
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fax
S.
OFFICE OF COMMUNITY DEVELOPMENT
City of 1100 10'STREET,GREELEY,COLORADO 80631 (970)350-9780 FAX(970)350-9800
Greeley
October 08, 2002
c 0 2002
Robert Anderson
Weld County Planning Department
1555 N. 17th Avenue
Greeley, CO 80631
Subject: PZ-552 William& Dolores Roberts Change of Zone from A(Agricultural) to PUD
(Planned Unit Development)
Mr. Roberts,
The City of Greeley Planning Commission considered the change of zone request from William&
Dolores Roberts today at its regularly scheduled meeting. Planning commission voted 5-1 to
recommend denial of the proposal to the Weld County Planning Commission because they found that
the proposed Planned Unit Development does not comply with the policies and intent of the City of
Greeley's Comprehensive Plan and Resolution 7, 1985.
If the Weld County Planning Commission approves the proposal,the City of Greeley Planning
Commission recommends that it should be on the condition that the private access road is paved with
concrete or asphalt to reduce the development's impact on air quality; that such streets also include
sidewalks and curbs to protect pedestrian movements; that 60 feet of right-of-way be reserved from the
centerline of 83`'Avenue (WCR 27) to facilitate the development of future roadways; and that an
internal stub street be platted to assure connectivity with future subdivisions in the area and minimize
multiple access points on higher volume roads.
If any questions arise, please do not hesitate to contact me at 350-9822.
Sincerely,
QDJL . 4t/41
Darrell L. Gesick
Planner I
SERVING OUR COMMUNITY • I T ' S A TRADITION
De promise to preserve and improoe lEie qua%y o/[ifefor 9reeley tErouvE limey, courteous and cost effective service.
OCT-04-2002 FRI 08:32 AM TOWN OF WINDSOR FAX NO. $0.06867180 P. 01
WINDSOR
.: Town of Windsor
301 Walnut Street • Windsor, Colorado 80550 • 970-686-7476 • 9 '
COLAFox: 686 7leo
October 4, 2002
Robert Anderson, Weld County Planner
Weld County Dept.ofPlanning Services
1555 N. 17""Avenue
Greeley,Colorado 80631
Subject: Planned Unit Development Change of Zone(PZ-552)/William&Dolores Roberts
Dear Mr.Anderson
'the Town of Windsor Planning Commission reviewed this referral at its regular meeting of October 3, 2002..
't he property is located outside the Town's Growth Management Area (GMA), but within the Town's
Community Influence Area and is delineated as Community Separator on the Town's Land Use Plan map.
Although the application proposes development within a depicted Community Separator, the depictions on
the Land Use Plan map are general in nature and the Comprehensive Plan indicates that such areas of open
space shall be "...established through due process and negotiations and discussions with the respective
property owners." The application proposes to preserve 50.78 acres of open space, or 64% of the entire site.
The Planning Commission considers the clustering of the ten (10)homes and the large amount of open space
to be consistent with the intent of the Community Separator land use depiction.
Based upon the aforementioned information, the Town of Windsor Planning Commission recommends
approval of the PUD Change of Zone to the Weld County Department of Planning Services, subject to the
conditions outlined below;
1. Subject to review by the Division of Wildlife, at such time in the future that trail casements
conneeling to this property are obtained,the applicant shall dedicate a thirty foot(30') trail easement
for future connection to the Poudre Trail and the Town of Windsor trail system.
2. The applicant shall provide evidence to the Weld County Department of Planning Services that all
conditions of the Windsor-Severance Fire Protection District have been addressed to the District's
satisfaction.
Thank you for the opportunity to review this proposal,
Sincerely,
Scott Batista t,ART
Senior Planner
�.� Pc: Oale Schick,Chairman, Windsor Planning Commission
Joseph Plummer, ATCP,Director of Planning,
William& Dolores Roberts,property owners
Todd Hodges,Todd Hodges Design,LLC
Robert R. Anderson - PZ-552 William andj�lores Roberts Page 1
From: Scott Ballstadt<SBallstadt@windsor.k12.co.us>
To: "'rranderson@co.weld.co.us"' <rranderson@co.weld.co.us>
Date: 9/26/02 1:48PM
Subject: PZ-552 William and Dolores Roberts
Hi Robert- I take it you made it back from Grand Junction OK.
The Town has received this referral and has scheduled it for the 10/3/02
Planning Commission meeting and will get their recommendation to you
following that meeting. I realize the sketch plan is administratively
reviewed and no action was taken, so per our conversation I will inform the
Planning Commission that your staff is discussing the potential reservation
of a trail easement along the Whitney Ditch per the Planning Commission's
previous recommendation regarding PUD Sketch Plan S-552. Thanks.
CC: Joseph Plummer<JPlummer@windsor.k12.co.us>
/"1
Hello