HomeMy WebLinkAbout20030442.tiff INVENTORY OF ITEMS FOR CONSIDERATION
r'` Applicant Carl Hill
PP Case Number MZ 1001
W.B.Farms 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
7 Legal Notifications X
8 Application X
9 Maps X
10 Referral List X
/1 11 Referrals without comment X
Weld County Code Compliance, referral received 11-12-2002
Referrals with comments
12 Ault-Pierce Fire Department, referral received 3-19-2002 X
13 Weld County Building Dept, Addressing, referral received 11-12-2002 X
14 Weld County School District RE-9, referral received 11-15-2002 X
15 Weld County Department of Public Health & Environment, referral X
received 11-21-2002
16 West Greeley Soil Conservation District, referral received 11-22-2002
17 Weld County Sheriff's Office, referral received 12-04-2002 X
18 Weld County Building Inspection, referral received 12-06-2002 X
19 Weld County Department of Public Works, referral received 12-28- X
2002
20 Deed/ Easement Certificate X
21 Surrounding Property/ Mineral Owners X
22 PC Exhibits
Eg E) HIBIT
I IB. 2003-0442
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23 Letter from Brian Foos-City of Thornton X
24 Letter from Gloria Lister X
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26
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I hereby certify that the 24 items identified herein were submitted to the Department of Planning Services
at or prior to the scheduled Board of County Commissioners hearing.
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Monica Daniels-Mika ❖ irector
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a°61T1
CHANGE OF ZONE
ADMINISTRATIVE RECOMMENDATION
COLORADO
CASE#: MZ-1001 HEARING DATE : January 7, 2003
PLANNER: Monica Mika
APPLICANT: Carl Hill c/o James Rawson, 1750 25th Avenue#305, Greeley, CO 80634
REQUEST: A Minor Subdivision Change of Zone from the A(Agricultural)to E (Estate)Zone for eight
(8) residential lots. (W.B. Farms Estates)
LEGAL: Lot B of RE-1563;Part of the NW4 of Section 20,T7N, R66W of the 6th P.M.,Weld County,
CO.
LOCATION: South of and adjacent to Weld County Road 80 and approximately'V2 mile east of WCR 27.
PARCEL#: 0707 20 000057 and 0707 20 000062 ACRES: 61.5+/-
r 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 Code Compliance, referral received 11-12-2002
Weld County Sheriffs Office, referral received 12-04-2002
West Greeley Soil Conservation District, referral received 11-26-2002
• Weld County Building Inspection, referral received 12-6-2002
• Weld County School District RE-9, (Ault) referral received 11-15-2002
• Weld County Department of Public Works, referral received 12-27-2002
• Weld County Department of Public Health & Environment, referral received 11-21-2002
• Weld County Building Inspection, Addressing referral received 11-12-2002
The Department of Planning Services did not received a referral response from:
• Ault Fire Protection District
• US Army Corps of Engineers
▪ Town of Severance
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THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
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1. The submitted materials are in compliance with Section 23-2-30 of the Weld County Code as
follows:
A. Section 23-2-30.A.1.The proposal is consistent with Chapter 22 of the Weld County Code.
Section 22-2-60.A.Goal 1 states"Conserve farmland for agricultural purposes which foster
the economic health and continuance of agriculture." Chapter 22, Section 22-2-60.1.,
A.Goal 9 indicates that eighty (80) acres is considered the minimum lot size for a viable
farming operation. The subject parcel is 30 acres net in size and is presently in limited
farming production. A portion of the site is wetlands, and the majority of the site is grazing
lands.
Section 22-2-60. G. Policy 7.1.states"The County recognizes the Right to Farm". In order
to validate this recognition, the County has established a statement which should be
incorporated on all land use plats. The Department of Planning Services shall require Weld
County's Right to Farm statement to appear on all recorded plats.
Section 22-2-180.B.Thorough examination of issues such as compatibility with surrounding
and regional land uses,availability and adequacy of infrastructure and services serving the
proposal, impacts on the natural environment,and other issues shall occur in the review of
all residential developments. The proposal is not adjacent to an existing municipality.The
property under consideration is located within the designated three-mile referral area of
Severance. The proposal is not within an urban growth boundary area or an
Intergovernmental Agreement area. Severance did not respond to this request, but did
respond with no conflicts in the sketch plan MZ-1001.
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Chapter 23 of the Weld County Code defines non-urban scale development as
developments comprising of nine or less residential lots, located in a non-urban area not
adjacent to other PUDs,subdivisions,municipal boundaries or urban growth corridors.The
surrounding land area is comprised of lots either created through the Recorded Exemption
process or as by right. As proposed, this subdivision meets the definition for a non-urban
scale development.
Section 22-2-190.D. R.Goal 4.Conversion of agricultural land to E(Estate)Zone residential
uses may be accommodated when the subject site is in an area that can support such
development. Referral agencies have indicated with the attached Conditions of Approval
this subdivision can be supported in this area.
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 site does not lie within the Urban Growth Boundary for any municipality. The
right-to-farm statement is required to appear on the recorded change of zone plat which
informs any new residents to the area that the surrounding community is agriculture in
nature. The Department of Planning Services'finds that the granting of this change of zone
will have a minimal impact on the surrounding land uses.
A.Policy 3.2. Availability of services such as electricity, telephone, water, natural gas,
sewer, sheriff and fire protection will determine the intensity of development allowed. The
applicant has a Water Service Agreement with North Weld County Water District. The
Weld County Attorney's Office has reviewed the Water Service Agreement and has
indicated that the Water Service Agreement is adequate to serve the residences and the
�., limited number of animal units allowed in the Estate Zone District.
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The application has satisfied Chapter 24 of the Weld County Code in regard to water and
sewer service. The application states the water will be supplied by North Weld County
Water District. Sewer will be provided by individual sewage disposal systems. Preliminary
percolation test data in the Geotechnical report conducted by Northern Colorado Geotech
dated November 25, 2001, and submitted in the sketch plan application indicates the site
is suitable for conventional septic systems. The Weld County Health Department has
reviewed this proposal. The applicant proposes a 9 lot minor subdivision on 30.5 acres.
The minimum lot size is 2.5 acres with an overall density of one septic system per 6.1 acres
which meets the current Health Department policy. Because of the large lot sizes and the
preliminary percolation test data, the Department does not require the applicant to
designate any septic system envelopes on the proposed lots.
Fire Protection will be provided by the Ault Fire Protection District. No referral response
was received.
D. Section 23-2-30.A.4 states"Street or highway facilities providing access to the property are
adequate in size to meet the requirements of the proposed zone district." The Weld County
Public Works Department reviewed this referral and determined in comments given
November 27, 2002, in the associated Recorded Exemption (RE-3473) that an access
agreement can be entered into with the adjoining neighbor to ensure that adequate access
is available to serve these parcels.
WCR 80 is classified by the County as a local road and requires a 60-foot right-of-way. The
applicant shall verify the existing 60-foot right-of-way and the documents creating the right-
of-way shall be noted on the change of zone plat. The right-of-way shall be dimensioned
on the change of zone plat. If the right-of-way cannot be verified, it will be dedicated on the
final plat.
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WCR 29 is paved just east of the proposed development. Traffic counts taken in June
1997, indicated 191 vehicles per day on CR 80 (between CR 27 and CR 29). This
development will add approximately 100 trips per day. The total average daily traffic count
will exceed 200 which is a level at which fugitive dust is a concern,along with maintenance.
Section 24-3-60.P.12.of the Weld County Code states,"Ingress and Egress to all lots within
the Minor Subdivision will be to an internal road circulation system." Minor subdivision
roadways serving nine or fewer lots may be gravel. The interior road and typical cross
section shall conform to the standards of the Weld County Code, Chapter 24, Article VII,
Design Standards and shall be delineated on future applications. The applicant is
proposing an internal gravel road.
E. Section 24-7-60 of the Weld County Code outlines utility easement standards for county
subdivisions. These standards are strictly enforced by the Weld County
Utility Advisory Committee. At the time of final platting a minimum total width of 20 feet
apportioned equally on side and rear lot lines within the development, and a minimum of
15 feet allocated along front lot lines will be required.
F. Section 23-2-30.A.5. states "That, in those instances where the following characteristics
are applicable to the rezoning request,the applicant has demonstrated compliance with the
applicable standards:"
1) The proposed change of zone does not lie within any overlay district identified by
the maps officially adopted by Weld County.
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2) The applicant will be required to submit an agreement with the properties mineral
owners stipulating that oil and gas activities have been adequately incorporated
into the design of the site and that mineral owners concerns have been mitigated.
3) Soils on site may cause limitations for septic system installation. The Weld County
Department of Public Health and Environment has required that each septic system
be designed for site-specific conditions, including, but not limited to: maximum
seasonal high groundwater, poor soils, and shallow bedrock.
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 Eight(8) 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 stipulated that oil and gas
activities have been adequately incorporated into the design of the site and that mineral
owners concerned have been mitigated. (Department of Planning Services)
2. Prior to recording the Change of Zone Plat:
A. The Change of Zone plat shall be amended to delineate the following:
1) The Plat shall be titled "W.B. Farms Estates Minor Subdivision -Change of Zone,
MZ-1001" per Section 24-3-40 and Chapter 23, Article II, Division I of the Weld
County Code. (Department of Planning Services)
2) All future signs including entrance signs, street signs and stop signs shall be
delineated on the plat at all intersections. (Departments of Planning Services and
Public Works)
3) The location of the development identification sign. (Department of Planning
Services, Weld County Sheriff's Office)
4) The location of the bus shelter for school children, including pull off area.
(Department of Planning Services, Weld County Sheriff's Office)
5) The location of the mail box pedestal,if required.(Department of Planning Services)
6) The applicant shall provide evidence that Lot B of RE-3473 has appropriately
approved access.
7) WCR 80 is classified by the County as a local road and requires a 60-foot right-of-
way. The applicant shall verify the existing 60-foot right-of-way and the documents
creating the right-of-way shall be noted on the change of zone plat. The right-of-
way shall be dimensioned on the change of zone plat. If the right-of-way cannot be
verified, it will be dedicated on the final plat.
8) Easements shall be shown in accordance with County standards and / or Utility
Board recommendations, also dimensioned on the final plat. (Departments of
Public Works, Planning Services)
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9) The layout of the roadway placement shall be redrawn to identity eight residential
lots.
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10) The applicant shall delineate the Lot and Block numbers associated with this
proposed development. (Department of Public Works and Planning Services.)
11) The applicant will need to verify and acquire the access right-of-way to the
proposed subdivision and dedicate it to the public. The applicant must provide
Public Works with written documentation. The change of zone plat shall show the
dimensioning of the access parcel, including right-of-way and roadway width.
12) The internal roadways shall be labeled on the change of zone plat.
13) The internal roadway cul-de-sacs shall be shown with radii as they connect to the
main roadway segments.
14) A curve table must be included on the change of zone plat to describe roadways
and property boundaries.
15) The internal roadway right-of-way shall be 60-feet in width including cul-de-sacs
with a 65- foot radius, and dedicated to the public. The typical cross-section of
interior roadway shall be shown as two 13-foot gravel lanes on the change of zone
plat. The cul-de-sac edge of road radius shall be 50-feet. The internal roadway
and right-of-way must be dimensioned on the change of zone plat,including cul-de-
sacs.
16) The applicant shall show and identify all existing irrigation/ditch systems for this
development on the change of zone plat. Ditch easements should be noted. A
ditch running adjacent to the western boundary of the development may impact a
30-foot access easement to Lot B of a previous recorded exemption. The tributary
drainage creek adjacent to the eastern boundary of the property must be identified.
17) The applicant must show the 100-year storm inundation area 'hatched' on the
change of zone plat to distinguish it on the drawing.
18) A note must be placed on the plat stating that all structure elevations must be one-
foot above the 100-year storm flow elevation.
19) The applicant shall explain the"No Culvert Required, Roadway Will Redirect Flow
To South" note on the Grading Plan. It is not clear if the culvert is acknowledged
for the access road or CR 80.
20) The interior roadways must be labeled on the Grading Plan to correspond to the
drainage report discussion and change of zone plat.
21) The drainage report states that no homes or septic systems will be allowed within
75-feet of the easterly property boundary. This exclusion area must be shown
'hatched' on the change of zone plat and labeled.
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
requirements as set forth in Section 23 of the Weld County Code. The Minor Subdivision shall
consist of eight (8) residential lots. (Department of Planning Services)
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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 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)
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. "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)
I. Weld County's Right to Farm, as stated on this plat, shall be recognized at all times. (Department
of Planning Services)
J. 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)
K. Personnel from the Weld County Government shall be granted access onto the property at any
reasonable time in order to ensure the activities carried out on the property comply with the
Development Standards stated herein and all applicable Weld County Regulations. (Department
of Planning Services)
L. Installation of utilities shall comply with Section 24-9-10 of the Weld County Code. (Department of
Planning Services)
M. 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)
N. Appropriate Building Permits shall be obtained prior to any construction or excavation. (Department
of Planning Services)
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O. 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)
P. Building permits shall be obtained prior to the construction of any building. (Building Inspection)
Q. A plan review is required for each building. Plans shall bear the wet stamp of a Colorado registered
architect or engineer. Two complete sets of plans are required when applying for each permit.
(Building Inspection)
R. 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)
S. 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)
T. 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)
U. 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 Chapter27 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)
V. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere
to the fee structure criteria of Appendix 20-E, Article II, Section 20-2-10 of the Weld County Code,
(Ordinance 211)and shall require the payment of road impact fees at the time a building permit is
applied for as addressed through Section 20-2-200. (Dept. of Planning Services)
W. The 'Y' intersection of the interior roads on the Grading Plan appears to have no defined ditch. As
a resultant, drainage across the roadway may develop into an erosion problem.
X. A note should be placed on the change of zone plat indicating ground water depths and ramification
on full depth basements for this development/specific lots.
4. At the time of Final Plat:
A. The applicant shall submit an Improvements 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)
B. The applicant shall submit covenants for Minor Subdivision. The covenants shall be approved by
the Weld County Attorney's Office prior to recording the final plat.(Department of Planning Services)
C. The right-of-way for the internal roadway shall be dedicated to the County. (Department of Planning
Services, Department of Public Works)
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D. The applicant shall enter into an agreement with the County to proportionately share the cost of
paving CR 80 from the development access over to CR 29. The cost will be based on a proportion
of the traffic generated by the development to existing traffic. The applicant shall submit a proposed
agreement with the final plat application.
E. The applicant must provide calculations showing the impacts due to the development are minimal
on the drainage system. The drainage report did not include this information, which must be
submitted with the change of zone application. The applicant will need to discuss the 5-year and
100-year storm calculations and the parallel data to prove minimal impacts on the drainage system.
F. The final drainage report must record the 100-year storm elevation in the text of the article.
The Grading Plan shall show the culvert locations more clearly and label them with a 'leader', as
it is difficult to identify them.
G. The Grading Plan must clarify the"Discharge Storm Runoff Into Waste Ditch" note, as it does not
indicate any specific drainage feature.
H. The applicant shall properly acknowledge the discussion and conclusions in the drainage report.
Calculated results and a summarization of the drainage findings must be included. Offsite flows and
onsite flows must be explained for the simultaneous events of the 100-year storm. The report's
statement that the project is within compliance is not sufficient.
The applicant shall submit copies of the referenced material, "Techniques for Estimating regional
Flood Characteristics of Small Rural Watersheds in the plains of Eastern Colorado." This is in
accordance with County Code Sec. 24-7-130, Storm drainage design and technical criteria.
J. As stated in an earlier referral,there appears to be approximately one-square-mile of offsite tributary
drainage area north and west of the development that will flow through the wetland area in a major
storm. The 100-year storm flow must be accounted for and routed through the development taking
into consideration the Coalbank Creek drainage. Drainage facilities to handle the 100-year storm
are not required, but the limits of inundation must be shown on the change of zone plat.
K. 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)
L. The applicant shall provide for a bus stop/mail pick up area at the entrance to W.B.Farm Estates
Minor Subdivision or provide written evidence from Weld County School District RE-9 and the Postal
Service indicating that an alternative was preferred. (Department of Planning Services)
M. Roadway and grading plans along with construction details will be required with the final plat
submittal. (Department of Public Works)
N. A final Geotechnical report must be submitted with the final plat materials. A professional geologist
or professional engineer may sign the report. (Department of Public Works)
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. In accordance with the Department
of Public Works referral dated December 9, 2002, all drainage concerns must be met to the
satisfaction of the Department of Public Works. Final drainage construction plans, conforming to
the drainage report,shall be submitted with the final plat application. (Department of Public Works)
P. Easements shall be shown in accordance with County standards and / or Utility Board
recommendations, also dimensioned on the final plat. (Departments of Public Works, Planning
Services)
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Q. All landscaping within the site distance triangles must be less than 3Y feet in height at maturity,and
noted on the Landscape Plan. The bus stop bench and mailboxes must be outside the sight
distance triangles. (Departments of Public Works, Planning Services)
R. Effective January 1, 2003, Building Permits issued on the proposed lots will be required to adhere
to the fee structure criteria of Appendix 20-E, Article I, Section 20-1-10 of the Weld County Code,
(Ordinance 2002-9)and shall require the payment of road impact fees at the time a building permit
is applied for as addressed through Section 20-1-200. (Dept. of Planning Services)
S. 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. 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)
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DEPARTMENT OF PLANNING SERVICES
PHONE X970) 353-6100, EXT.3540
55FAX (970)N 17TH 0
AVENUE
COLORADO GREELEY, COLORADO 80631
November 12, 2002
Carl Hill
c/o Snowdance Group
1750 25th Avenue#305
Greeley, CO 80634
Subject: MZ-1011- Request for a Change of Zone from A(Agricultural)to E(Estate)for 9 residential lots on a parcel
of land described as Lot B of RE-1563; part of the NW4 of Section 20,T7N, R66W of the 6th P.M., Weld
County, Colorado.
Dear Applicants:
Your application and related materials for the request described above are being processed. I have scheduled a meeting
with the Weld County Planning Commission forJanuary 7,2003,at 1:30 p.m. This meeting will take place in Room 210,
Weld County Planning Department, 1555 N. 17th Avenue, Greeley, Colorado. It is recommended that you and/or a
representative be in attendance to answer any questions the Planning Commission members may have.
It is the applicant's responsibility to comply with state statutes regarding notice to mineral estate owners. Colorado
Revised Statute,C.R.S.24-65.5-103(adopted as part of H.B.01-1088)requires notification of all mineral estate owners
30 days prior to any public hearing. The applicant shall provide the Weld County Planning Department with written
certification indicating the above requirements have been met.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property
or if the property is located within the comprehensive planning area of a town or municipality. Therefore,our office has
forwarded a copy of the submitted materials to the Severance Planning Commission for their review and comments.
Please call Severance at(970) 686-1218 for further details regarding the date, time, and place of this meeting. It is
recommended that you and/or a representative be in attendance at the Severance Planning Commission meeting to
answer any questions the Commission members may have with respect to your application.
A representative from the Department of Planning Services will be out to the property a minimum of fifteen days prior
to the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the
hearing time,date,and location. In the event the property is not adjacent to a publicly maintained road right-of-way,one
sign will be posted in the most prominent place on the property and a second sign posted at the point at which the
driveway(access drive) intersects a publicly maintained road right-of-way.
The Department of Planning Services'staff will make a recommendation concerning this application to the Weld County
Planning Commission. This recommendation will be available twenty-four(24)hours before the scheduled hearing. It
is the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission
hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
Respectfully,
Monic Daniels-Mika,AICP
Directo
EXHIBIT
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FIELD CHECK inspection date: December 10, 2002
CASE NUMBER: RE-3473 & MZ-1001
APPLICANT: Carl Hill/W.B. Farm
LEGAL DESCRIPTION: Lot B of RE-1563; part of the NW4 of Section 20, T7N, R66W
of the 6th P.M., Weld County, Colorado.
LOCATION: South of and adjacent to WCR 80; approximately 1/2 mile east of WCR 27.
Zoning Land Use
N A (Agricultural) N Grassland
S A (Agricultural) S Pasture lands
E A (Agricultural) E Agricultural/residential
W A (Agricultural) W Residential/agricultural/old farm stead
COMMENTS: Access to the site of off of WCR 80, a local gravel roadway. The area is
surrounded by agricultural/residential. Telephone poles run along the west side of the
^ driveway.
RE lots appear to have wet lands on them.
Existing improvements are a brick ranch home and a large white barn.
Non-commercial Junk yard with miscellaneous building materials consisting of wood,
bricks, etc.
Site drains to the southeast.
Monic Daniels-Mika, AICP, Director
,.� M:\WPFILES\MONICA\mz1001 field check.wpd
EXHIBIT
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