HomeMy WebLinkAbout20030050.tiff MEMORANDUM
To: Lauren Light
From: Ken Poncelow
Date: August 19, 2002
Subject: PZ-592
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.
This looks as though it has been designed on the plot maps.
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. This looks as though it has been
designed on the plot maps.
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. These names have been submitted and are being checked by
the sheriffs office.
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.
I
2003-0050 * % ,
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.
8. There are oil or gas well within this sub-division. These need 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.
Memorandum
TO: Lauren Light, W.C. Planning
DATE: October 24, 2002
C FROM: Pam Smith, W.C. Department of Publi /
COLORADO '
e Health and Environment /v
CASE NO.: PZ-592 NAME: Weld County Land Company LLC; Mike Burns
The Weld County Health Department has reviewed this proposal. A member of the Department has also
reviewed the site. The proposed development will have 37 lots and is therefore urban scale in nature.
Because of poor soil conditions, setbacks to ditches, ponds and wetland areas and the resultant available
area for development,the Department is concerned with the protection of groundwater quality and septic
system suitability on the proposed development. Therefore,the Department would prefer to see the
development served by municipal sanitary sewer system.
The application has satisfied Chapter 27 of the Weld County Code in regard to water and sewer service.
Water will be provided by Left Hand Water District and sewer will be provided by individual sewage disposal
systems. A water tap purchase agreement from Left hand Water District was provided in the application
materials. The minimum proposed lot size (2.3 acres) coupled with the overall density of one septic system
per 5.0 acres meets the current Department policy.
A review of the soils data to date reveals that the site is marginally suitable for individual sewage disposal
systems. A preliminary geotechnical investigation conducted by Scott, Cox and Associates, Inc.,dated
April 2001 found that the percolation rates of 116, 188, 110, 170, 161, 27, 39, and 62 minutes per inch.
These percolation rates indicate that the majority of the site will require engineered designs systems due to
slow perc rates. Portions of the site also have shallow bedrock(1.5 feet and 3 feet). The Department is
concerned with the apparently poor quality soil (silty,sandy clay and shallow bedrock). This type of soil
generally necessitates large, engineered septic systems.
Additional geotechnical reports were also submitted, however they do not provide any new percolation test
data that had not already been review. Based on submitted information,the primary and secondary
envelope sizes are based on an assumed bedroom sizing of 5 bedrooms. A geological report dated April
2001 estimated field sizes between approximately 2200 square feet and 10,530 square feet,with an
average of 7334 square feet for 5 bedrooms. The Department had reviewed the proposed septic envelope
sizes and finds that the square footage labeled on the envelopes is larger that the scale allows
(representative sizes are approximately 100-200 square feet larger that measured). This should be
corrected on all future plats.
Two ditches,the Cottonwood Extension Ditch and the Sullivan Irrigation Ditch, intersect the property in
several locations. There are also wetland and pond areas designated on the plat. Several lots, Lots 4,
31, 34, 35,will be impacted by the ditches,wetland and pond areas. Lot 26 is long and narrow, measuring
approximately 200 feet at the widest point. The applicant has located primary and secondary septic
envelopes on these lots that appear to meet all setback requirements.
Lots 26-30appear to have the most severe slope conditions, and septic envelopes have been located in the
more level areas. Those same lots also have a 'building exclusion area'for that severe slope portion of the
lot, making building and septic system siting and construction more difficult.
Case: PZ-592
Name: Weld County Land Company LLC
Page 2
Because of the soil and site conditions noted above,the Department is requesting the development of a
management entity for the septic systems as outlined in Chapter 27, Section 27-2-176 of the Weld County
Code. This management plan must address the monitoring, maintenance and management of all septic
systems in the subdivision. Monitoring and maintenance should outline any scheduled inspections,septic
tank pumping schedule and other duties to be performed on each system. The management component
should outline the funding source for the oversight of the plan, i.e.,the Homeowners'Association,who will
perform each of the various parts of the plan, and enforcement provisions. The Department requests the
opportunity to review and approve the Management Plan prior to recording the Change of Zone plat.
The initial impact plan submitted in the application materials does not appear to adequately address all the
environmental impacts of Section 27-6-40.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the Left Hand Water District.
2. This subdivision is in rural Weld County and is not served by a municipal sanitary sewer system.
Sewage disposal shall be by septic systems designed in accordance with the regulations of the
Colorado Department of Public Health and Environment, Water Quality Control Division and
the Weld County Code in effect at the time of construction, repair, replacement,or modification
of the system. Septic systems shall be designed for site-specific conditions,including but not
limited to , poor percolation rates, shallow groundwater, bedrock,gravel and/or clay soils.
3. Preservation and/or protection of the second absorption field envelope shall require that
permanent landscaping,structures,dirt mounds or other items are expressly prohibited in the
absorption field site.
4. A septic system Management Plan shall be submitted to the Weld County Department of Public
Health and Environment for review and approval prior to recording the Change of Zone plat.
5. 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.
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.
O:\PAM\Planning\chzone\PZ-592.rtf
4110-H:rimin Memorandum
TO: Lauren Light, W.C. Plan
DATE: July 10, 02 USIM.ik
FROM: Pam Smith, W.C. Department of Publi
COLORADO Health and Environment �J
CASE NO.: S-592 NAME:Weld County Land Company LLC; Mike Bums
The Weld County Health Department has reviewed additional geotechnical documentation submitted for
this proposed development. The new geotechnical reports do not provide any new percolation test data
that had not already been review. The applicant did included a preliminary plan showing primary and
secondary septic envelopes on each lot. A note on the preliminary plan indicates that Lot 31 will require a
'micro wastewater treatment system'. The type of system the plan is referring to is an advanced
treatment system. All systems, whether utilizing advanced treatment or not, will be required to meet all
setback requirements in the Weld County Department of Public Health and Environment individual sewage
disposal system regulations. This type of system may not be able to meet those setback requirements
based on lot restraints. Additionally, based on submitted information, the primary and secondary
envelopes are based on an assumed bedroom sizing of 5 bedrooms. A geological report dated April 2001
estimates field sizes to range from approximately 2200 square feet to 10,530 square feet, with an average
of 7334 square feet for 5 bedrooms. Based on the scale provided in the preliminary plan, the largest
septic envelope depicted on the proposed development is 4225 square feet. These septic envelopes are
not representative of anticipated field sizes on the majority of the lots.
Therefore, the Departments'comments previously outlined in a memo dated May 30, 2001 will not
change. They are included below:
The Weld County Health Department has reviewed this proposal. A member of the Department
has also reviewed the site. The proposed development will have 37 lots and is therefore urban
scale in nature. Because of poor soil conditions, setbacks to ditches, ponds and wetland areas
and the resultant available area for development, the Department recommends for denial of the
proposed development.
The application has satisfied Chapter 27 of the Weld County Code in regard to water and sewer
service. Water will be provided by Left hand Water District and sewer will be provided by
individual sewage disposal systems. A letter of availability from Left hand Water District was
provided in the application materials. The minimum proposed lot size(2.5 acres)coupled with the
overall density of one septic system per 5.0 acres meets the current Department policy.
A preliminary geotechnical investigation conducted by Scott, Cox and Associates, Inc., has been
submitted for the property. Percolation test data on eight sites found rates of 116, 188, 110, 170,
161, 27, 39, and 62 minutes per inch. These percolation rates indicate that the majority of the site
will require engineered designs systems due to slow perc rates. Portions of the site also have
shallow bedrock. The Department is concerned with the apparently poor quality soil (silty, sandy
clay and bedrock). This type of soil generally necessitates large, non-conventional septic
systems. It should be noted that according to Section 30-5-10(c)our Department cannot
approve a subdivision where more than 25 percent of the subdivision's septic systems will be
evapotranspiration systems. However, there are several alternatives to a 'total'
evapotranspiration system (where all effluent is expected to evaporate,with no consideration to
any absorption capabilities)that can be designed for the property. Alternatives include 1)a low
pressure drip system (small amount of effluent is spread over a large area at a dosed rate), 2)a
• - expected to be absorbed and the difference is expected to evaporate)or 3)a water balance
system (similar to a combination system except that annual precipitation and evaporation rates
are calculated for the area as well as absorption rates of the soil.)
Two ditches, the Cottonwood Extension Ditch and the Sullivan Irrigation Ditch, intersect the
property in several locations. The application states that the Cottonwood Extension Ditch may be
abandoned as a part of this application, although at the time of field inspection the ditch was
flowing. The Department questions the practicality of this (water diversion,wildlife habitat
destruction, etc.) . There are also pond and wetland areas designated on the plat. Several lots,
Lots 4, 31, 34, 35,will be impacted by the ditches,wetland and pond areas. This, coupled with
the slow percolation rates and shallow bedrock will make it difficult to locate primary and
secondary septic system envelopes that meet all setback requirements. Lot 26 is long and
narrow, measuring approximately 200 feet at the widest point, making it difficult to locate primary
and secondary septic system envelopes on this lot as well. The Department is concerned that
these lots will not be buildable.
The initial impact plan submitted in the application materials does not appear to adequately
address all the environmental impacts of Section 27-6-40.
Cc: Celia Greenman, State of Colorado, Minerals andGeology
O:1PA1.MaANNINGISKETCMS592-1.RTF
�44ir. MEMORANDUM
C TO: Lauren Light,COLORADO
nner II
DATE: August 28, 2002
FROM: Kim Ogle, Planner III'ip -
SUBJECT: The Pointe PUD
Community Development Group of Erie, Inc., c/o Mike Burns
Weld County Land Company, LLC, Property Owner
Landscape Referral
The Pointe PUD is a 37 Lot urban scale development located outside of an Intergovernmental
Agreement Area (IGA), Urban Growth Boundary (UGB), and outside of the Mixed Use
Development (MUD) area of Weld County.
The proposed PUD is located in the East one-half of Section 33,Township 2 North, Range 68
West, of the 6'h Prime Meridian, Weld County. The total site area is approximately 187 acres,
of which approximately 8.5 acres is in open space. An additional 37 acres is stated to be part
of a Conservation Easement. There is not information regarding the Conservation Easement
provided in the application materials. Total open space is 4.4 percent of the development, well
below the 15 percent required for PUDs. The open space requirement has not been met.
The proposed PUD is situated on lands previously mined in an area designated as the Erie
Quadrangle and known as the Erie Strip Mine. An evaluation provided by Western
Environment and Ecology, Inc., dated August 7, 2001 states there "is no potential for mine
subsidence" occurring on land associated with this project. The mine location is delineated on
the plats and impacts all lots within the circular internal road for this development.
There are numerous oil and gas facilities located on-site, including pipeline easements that may
encumber future development on specific parcels. Further, two irrigation ditches traverse the
development, the Cottonwood Extension Ditch and the Sullivan Irrigation Ditch. Finally,
Western Environment and Ecology, Inc., has documented the wetlands found on site. Much of
the wetland area is located in the northwest quarter of the PUD. This area is labeled as Outlot
2 on the Change of Zone Plat.
In the application materials, the applicant has provided a verbal description of the Landscape
proposal for the PUD. There was not an overall Landscape Plan submitted with the referral.
Further, the applicant has provided limited conceptual landscape design information for specific
areas within this development. The conceptual landscape areas are not referenced on any
other drawings of the Change of Zone application package.
The concept of the common open space landscape treatment is to preserve the natural
vegetation, although there are no specifics pertaining to what is the existing plant material.
Separation of the development from the surrounding County Road and State Highway 52 has
not been addressed. Internal streets do not appear to be landscaped.
�-� The application materials did not graphically address the location and type of sign for the
SERVICE,TEAMWORK,INTEGRITY,QUALITY
proposed development. There has been no discussion concerning mail box locations, school
bus pull outs, internal lighting, internal development signs, etcetera. Future correspondence
shall describe and delineate on the plans this information. Evidence of approval from the
appropriate referral agencies shall be submitted to the Department of Planning Services.
The application text states there are 1.5 miles of soft surface trails that provide connectivity
throughout the site, including connections to a proposed bus stop adjacent to Highway 52 and
access to the gazebo/ picnic area on site. The submitted drawings do not reflect this situation
and any amenities shall be described and delineated prior to recording the Change of Zone
Plat(s).
All turf areas, including any turf lined swales on site have not been addressed. Future
correspondence shall identify the species of grass seed mix and whether the mix is to be drilled
or broadcast for installation.
The proposed plant material list for the development is addressed, however, the applicant shall
delineate a Landscape legend and provide additional information regarding the proposed plant
material species. At a minimum, the applicant shall identify existing on-site plant material
delineated with a single dot in the center of the circle and proposed additional plant material
with a "+" in the middle of each circle. Further, for Deciduous Trees: Identify Common,
Botanical Name, including cultivar if any. Call out number, size shall be 1.5" calipher minimum,
trees to be balled and burlapped (B&B), guyed and staked in all locations.
Evergreen Trees: Identify Common, Botanical Name, including cultivar if any. Call out number,
size shall be six (6) foot minimum, trees to be balled and burlapped (B&B), guyed and staked in
i^'` all locations.
The application materials address the issue of wetlands and the conservation easement for the
site. The applicant shall identify significant stands of riparian vegetation, including sedges for
areas in and near the wetland areas. Additionally, the plant material species for the
conservation area shall be identified. Should the land be planted in agricultural crops, this shall
be stated. An irrigation system has not been specified.
The proposal has a very limited landscape palette for a development of this size. The
Department of Planning Services questions the plant material selection and the linear
appearance of the proposed planting's within the development. It is suggested that the
landscape design concept could be more creative and fluid to the site.
The Improvements Agreement for Private Road Maintenance has estimated the cost for all non-
transportation items, including landscape material (16,800.00 and 3,600.00) dollars and park
improvements to be a Lump Sum of (10,000.00 and 5,000.00) dollars. It is the professional
opinion of the Department of Planning Services that both numbers are extremely low and
should be re-evaluated to include the items previously discussed in this memorandum. Further,
the Department of Planning Services, respectively requests that the non-transportation portion
of the Improvements Agreement contain an itemized estimate of the improvements associated
with this project.
Additionally, further information is required of the applicant to ascertain the construction
methods of all on-site installations, including but not limited to the bus stop area, the free
standing development sign, the landscaped outlot areas, the placement of the trail and type of
SERVICE,TEAMWORK,INTEGRITY,QUALITY
trail material, and the placement/ installation of all grass types, at a minimum.
r`
The applicant shall submit a revised itemized Exhibit A of the Improvements Agreement for
Private Road Maintenance for review with the Final Plat application.
The application materials submitted are in the format for the Specific Guide as outlined in the
PUD Procedural Guide, however, there is no information pertaining to how the landscape
treatment, including the site furniture, will be handled within the development, at the entry into
the development and around the perimeter of the development.
Given the vagueness of the on-site landscape treatment proposed by the applicant, the
Department of Planning Services recommends that a new "Preliminary Landscape Design Plan"
be submitted for review and approval by this department prior to recording the Change of Zone
Plat(s).
End Memorandum.
r
SERVICE,TEAMWORK,INTEGRITY,QUALITY
MEMORANDUM
To: Lauren Light, Planner September 24, 2002
From: Bethany Salzman, Zoning Compliance Officer
COLORADO Subject: PZ-592 Referral
Upon review of my computer and files, no existing violations were noted.
r
cc:Trudy Halsey, Building Compliance-via e-mail
SERVICE,TEAMWORK INTEGRITY,QUALITY
� A
Weld County Plarrn,n Department
GNWEI. -r' OFFICE
St. Vrra alley SEP 0 9 2002
School District
September 5,2002
Lauren Light
Weld County Planning Department
1555 N. 17'"Ave.
Greeley, CO 80631
RE: Recommendation to oppose The Pointe Change of Zone{Situate in the E''%of Section 33, T2N, R68W}
Dear Lauren:
Thank you for referring The Pointe Change of Zone to the School District. The District has reviewed the
development proposal in terms of future student impacts and available school capacity and has the following
RECOMMENDATION: the District is OPPOSED to the approval of this application due to this development's
impact on already overcrowded school facilities.
The Board of Education has established a District-wide policy of opposing new developments that add to the
student enrollment of schools projected to be at or above 125% of their capacity. This particular application,
which is currently located in the Erie Elementary and Erie Middle/Senior High School Feeder, will add 37 new
single-family dwelling units with a potential impact of 24 additional students in this feeder.The District opposes
this development because, as indicated in the chart below, Erie Elementary and Erie Middle/Senior High
schools will exceed 125% of their capacity with the addition of students from this development. Please note,
however, that the District has adopted a mitigation policy that may allow for a reconsideration of this
recommendation. The accepted mitigation involves a voluntary per unit payment by the developer to assist in
providing classroom capacity in this area. Please contact this office for more information.
PROPOSED DEVELOPMENT CAPACITY BENCHMARK
Building Oct 01 Stints. Enrollment w, New Proi.Stint w/proposed Capacity
Capacity Enrollrrent Irrcact Develoorrent Capacity 216 develocrrent 2006
Elementary 528 501 13 514 97% 832 895 170%
High School 618 573 11 584 945/ 977 966 161e.
Total 1146 24 1859 1833
The recommendation of the District noted above applies to the attendance boundaries current as of the date of
this letter. Residential growth,approval of the upcoming school bond,and new school facilities could affect the
project's attendance area in the future. Under the current boundaries, bus transportation would most likely be
provided for the site.
Should the County decide to recommend approval of this development proposal, the School District's cash-in-
lieu and/or land dedication requirements would still need to be satisfied. This requirement involves the
dedication of land with the adjacent infrastructure or payment of an equivalent cash-in-lieu fee based on the
student yield of the development. Although cash-in-lieu fees are insufficient to help provide for construction of
schools and resolving capacity shortages, it does assist in the purchase of land for future school sites. Since
this property is not a likely future school site,the fee would be assessed per the attached chart. Please let me
know of any further questions.
Sincerely,
Glen Segrue,AIC
Planning Specialist
GS:jkr
ST.VRAIN VALLEY SCHOOL DISTRICT PLANNING DEPARTMENT.395 SOUTH PRATT PARKWAY, LONGMONT,
CO 80501.SCOTT TOILLION,DIRECTOR.PHONE 303-682-7229.FAX 303-682-7344.
EXHIBIT A School Planning The Pointe,Change of Zone
Standards And Weld County
Calculation of '
In Lieu Fees
Single Family
School Planning Standards
Number Projected Student Site Size Acres of Developed
Of Student Facility Standard Land Land Cash-in-lieu
Units Yield Standard Acres Contribution Value Contribution
Elementary 37 0.35 525 10 0.25 $35,000
12.95
Middle Level 37 0.14 750 25 0.17 $35,000
5.18
High School 37 0.17 1200 50 0.26 $35,000
6.29
Total 24.42 0.68 $35,000 $23,850
Single Family Student Yield is .66 $645
Per Unit
9/5/02 Planning Department
STATE OF COLORADO
OFFICE OF THE STATE ENGINEER
Division of Water Resources oe co�°A"
Department of Natural Resources t'�'G Cr o�
1313 Sherman Street,Room 818 ir„ t*1
Denver,Colorado 80203 q q �•11376Phone:(303)866-3581 (:;:p 0 ,rl 2002
FAX:(303)866-3589 Bill Owens
Governor
http://water.state.co.us/default.htm August 28, 2002 L _ _ ...'
Greg E.Walther
Executive Director
Hal D.Simpson,P.E.
State Engineer
Ms. Julie Chester
Weld County Planning Dept.
1555 N. 17th Ave.
Greeley, CO 80631
Re: Case Number S-592, The Pointe PUD
Section 33, T2N, R68W, 6th PM
Water Division 1, Water District 6
Dear Ms. Chester:
We have reviewed the above referenced proposal to subdivide a 187-acre parcel
into 37 single-family residential lots. The proposed water source is the Left Hand Water
District (District) and a letter of commitment was included. The Water Supply
Information Summary states that the development will require 49.025 acre-feet of water
annually.
The District will supply treated water to the development, charging fees for the
water supply on a per tap basis payable prior to activation of the tap. 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. Alternatively, the District will
require the developer/lot owner to purchase and transfer to the District a share of the
Colorado Big Thompson (CBT) prior to tap activation.
Pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State Engineer offers the
opinion that the District has submitted sufficient evidence documenting that the proposed
water supply can be provided without causing material injury to existing water rights and
expects the supply will be adequate.
Should you have any questions, please contact Joanna Williams of this office.
Sincerely,
Kenneth Kenneth W. Knox
Assistant State Engineer
cc: Richard Stenzel, Division Engineer
Water Supply Branch
District File
File
•
Weld Couirki
513 5a
Weld County Referral
' August 13, 2002
O �C,
COLORADO
The Weld County Department of Planning Services has received the following item for review:
J
Applicant Weld County Land LLC Cas umber PZ-592
Please Reply By September 10, 2002 PI nner Lauren Light
Project Change of Zone from A (Agricultural) t UD (Planned Unit Development).
Legal E2 of Section 33, T2N, R68W of the 6th P.M., Weld County, Colorado.
Location West of and adjacent to WCR 7; north of and adjacent to State Highway 52;
south of and adjacent to WCR 16.
Parcel Number 1313 33 100050, 1313 33 000025
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 Services. If you have any further
questions regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) October 15, 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. '' � ll
Comments: Pfn 20II O W v'v aj I S 1(m nor+ of -he ii w9
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Into has/Itpn appre rc2d owi d audhon2acf .
Signature ( �/0ia -i d L Date 600
Agency CJr Aca
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY Weld County P?rin^ ^'..._,tment
Division of Minerals and Geology ( ��
Department ofNatural Resources COO
1313 Sherman Street, Room 715 715
Denver,Colorado 80203 August 30, 2002
Phone:(303)866-2611 r
FAX:(303)866-2461 ,o ,L4.o�", d 'v . ... DEPARTMENT OF
NATURAL
RESOURCESMs Lauren Light NW33 T2N R68W
Weld County Planning Bill Owens
Governor
1555 N. 17th Ave
Greg E Watcher
Greeley, CO 80631 Executive Director
(((—,����.��-� Michael B.Long
Re: The Pointe i�\ M� Division Director
CGS Review No. WE-03-0003 D �_MO Vicki Cowart
State Geologist
and Director
Dear Ms Light:
CGS received submittal material in August for a Change of Zone application for The Pointe. The
Pointe has been an open file at CGS since the spring of 2001. The most recent CGS letters to
Weld County were dated May 25 and February 25, 2002. One of the main issues of concern is
the use of ISDS. The low permeability soils over most of the site are not suitable for
conventional leach fields. In addition,the setbacks required from ditches and gas lines reduce the
available usable space; on some lots, it would be necessary to lay lines across steep slopes from
the septic tank to the leach field. Although this concept can be shown on paper, in conversations
with health departments across the state CGS has found it is the consensus that systems designed
for slopes and poor soils are problematic and short-lived. These conditions were critical in the
denial of the project by Weld County Department of Public Health and Environment(May 30,
2001), and CGS agrees with their conclusions.The most recent submittal material does not
include any information to change that assessment.
In addition:
• Building exclusion zones based on slopes are shown on the Conceptual Building/Septic
Layout, but not on the most recent plat for the PUD. The exclusion zone, which affects lots
26-30 and lots 34-36, should be shown on the plat and should also be designated an exclusion
for leach fields.
• The detention ponds should be labeled on the drainage plan and there should be a volume
indicated for the ponds.The drainage report should discuss which ponds receive flows from
which basins. The discharge points for the detention ponds should be identified. The
Specific Development Guide states that"None of the developed areas will be allowed to
drain into the Lower Boulder Ditch or Liner/Erie Coal Creek Ditch."
• Regarding the oil and gas operations, the Special Warranty Deed states that the Grantor
reserves the rights for all "Oil and Gas" (including associated products), including the
exclusive and perpetual right to explore for and remove the oil and gas. It does not appear
that the site would support additional wells, given the spacing requirements, although it is
possible that wells could be worked over. Also, operators will require access to service
existing wells and tanks. Plat notes should clearly attest to these situations.
• The Specific Development Guide states that Wetland Area 3 will be left in its existing state in
an open space tract. Wetland Areas 1 and 2"are proposed to be removed, and these areas will
be tested to determine the constructability of roadways on placed fill." I did not see that the
wetland areas were labeled on the plans,but if Wetland Area 3 is coincident with one of the
detention ponds,there will presumably be some reconstruction. If a road is to be constructed
over Wetland Areas 1 and 2,thought should be given to installing a subsurface drainage
system in this area. Before fill placement, all organic soil must be removed, as this material
will consolidate over time and can cause post-construction damage.
The following comments are from my earlier letter:
• The plat notes should state that engineered septic systems will be required for many of the
lots, and that the determination for such systems will be decided by site-specific percolation
tests and profile holes.
• Plat notes should state that improvements are not permitted over land designated for leach
fields.
• In lot 17, the fields are located unreasonably far from the proposed building envelope,
possibly because there was a favorable percolation test result in that location. The chosen
leach field location will be located closer to the homesite; it should not be assumed that
favorable perc rates will characterize all of the soils on the lot, given the variation that has
been reported.
• For lots 21-24, there is no reason to suppose that these drain fields will be standard. These
should be sized according to the local soil conditions.
• Also if possible, leach fields should not be clustered together(such as at lots 22-24) because
of the potential for saturating the soils.
• On lots 1, 2, 8, and 37, ISDS systems will need to accommodate the shallow bedrock.
• Because of the number of lots that will require engineered systems, we recommend that
homeowners be obliged to routinely service their septic tanks. This can be enforced by the
HOA by requiring the purchase of a maintenance agreement with a licensed firm and can be
added as a plat note.
• A plat note should state that if building is to take place on the slopes, further geotechnical
tests are necessary and a slope stability analysis is required, along with proposed mitigation.
• The boring investigation indicated shallow groundwater on lot 35 (which is not labeled).
Basement construction is not recommended for this lot. The depth to groundwater is only
known for a dry time of year. Without information on how seasonal precipitation and
seepage from the ditches affect groundwater, I suggest that basements not be considered for
lots 13 and 14.
• Consideration should be given to abandoning lot 31. The lot is divided by a ditch and non-
buildable slopes and includes a wetland. Even with a treatment ISDS,the usable space on the
lot is limited.
The poor site conditions for ISDS must be addressed to the satisfaction of Weld County DPHE
before development is approved. If this obstacle is overcome,CGS suggests that the above-
mentioned plat notes be added before approval of the Change of Zone. The plat notes should be
on file with the building department to ensure that breaches of the agreed-to plans do not occur.
The viability of lot 31 should be determined by Weld County before the Change of Zone. The
question about the detention ponds should be answered. Other items, such as the feasibility of
basement construction on lots 13, 14 and 35, and road construction over wetlands, should be
evaluated more closely by Weld County as development proceeds. Please call me if there are any
questions.
urs ]y,
mina'
Geologist
,1
e‘&frcrirg
Weld County Referral
' August 13, 2002
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Weld County Land LLC Case Number PZ-592
Please Reply By September 10, 2002 Planner Lauren Light
Project Change of Zone from A (Agricultural) to PUD (Planned Unit Development).
Legal E2 of Section 33, T2N, R68W of the 6th P.M., Weld County, Colorado.
Location West of and adjacent to WCR 7; north of and adjacent to State Highway 52;
south of and adjacent to WCR 16.
Parcel Number 1313 33 100050, 1313 33 000025�R ���
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 Services. If you have any further
questions regarding the application, please call the Planner associated with the request.
Weld County Planning Commission Hearing (if applicable) October 15, 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.
p) See attached letter.
Comments:
Signature Date 7..-5,A5
Agenc 77 / = y
:•weld County Planning Dept. 91555 N. 17th Ave. Greeley,CO.80631 :•(970)353-6100 ext.3540 :•(970)304-6498 fax
N,OUNt4 MOUNTAIN VIEW FIRE PROTECTION DISTRICT
a Administrative Office:
(j'% s 9119 County Line Road • Longmont, CO 80501
e I f (303) 772-0710• FAX (303) 651-7702
r
viva
WEld Conoty Planning Department
August 23, 2002 ..l I �_ICF
2, 6 2002
Ms. Lauren Light-Weld County Department of Planning `h
1555 N. 17th Avenue
Greeley, CO 80631
Dear Ms. Light:
I have review the submitted material pertaining to the Pointe Subdivision located west of and
adjacent to Weld County Road 7; north of and adjacent to State Highway 52; south of and
adjacent to Weld County Road 16 (Case Number PZ-592). The Fire District does not object to
the proposed subdivision and subsequent development but does have the following comments:
• Fire apparatus access roads must be designed and maintained to support the imposed loads of
fire apparatus (60,000 pounds), must have a surface that provides all-weather driving
capabilities, and must be free from obstructions including locked gates. All access roads
must be constructed and approved before building permits are issued.
• A minimum fire flow of 1,000 gallons per minute, measured at a residual pressure of 20
pounds per square inch, is required for one- and two-family dwellings not exceeding 3,600
gross square feet. All other buildings (including larger one- and two-family dwellings)
require a minimum fire flow of 1,750 gallons per minute and may require more depending on
the building size and type of construction as per Appendix III-A of the Uniform Fire Code.
• According to the plans submitted, fire hydrant spacing appears to be satisfactory at this time.
• Street intersections must be marked with signs showing the street name and address range
when building construction begins. If non-standard street signs are used, the Fire District
respectfully requests to comment with regard to sign visibility.
• Al! single-family residences within the subdivision shall have a legible address that is clearly
visible from the street fronting the property. The address numbers shall contrast with their
background.
The Fire District reserves the right to make further comments as the project proceeds. Nothing in
this review is intended to authorize or approve of any aspect of this project that does not comply
with all applicable codes and standards. We appreciate being involved in the planning process,
should you have any questions, please contact me at(303) 772-0710.
Sincerely,
Lon ler
Fire Prevention Officer
LDM/Im
cc: project file
tile Im08.05.02
Station 1 Station 2 Station 3 Station 4 Station 5 Station 6 Station 7
9119 Only Line Rd. 10971 WCR 13 P.O.Box 575 P.O.Box 11 10911 Dobbin Run P.O.Box 666 P.O.Box 40
Longmont,CO Longmont,CO 299 Palmer Ave. 8500 twos Road Lafayette,CO 600 Briggs 100 So.Forest St.
80501 80504 Mead,CO 80542 Nlwot,CO 80544 80026 Erie,CO 80516 Dacono.CO 80514
Weld County Planning Department
GREELEY OFFICE
OCT 1 7 2002
RECEIVED
MEMORANDUM
TO: Lauren Light,Planner DATE ctober 2002
COLORADO
FROM: Peter Schei, P.E., Civil Engineer
SUBJECT: PZ-592, The Pointe PUD (Zone . ante)
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:
External Roadways:
o CR 16, east of CR 7, is classified by the County as a local road and requires a 60-foot
right-of-way. The applicant, on the change of zone plat, shall show a 30-foot right-of-
way, measured from the section line. 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. This is
compliant with the Weld County Road System for a section line local road. The roadway
centerline shall be on section line and align with CR 16 to the east. Pavement will only
be required from the intersection of CR 16 and CR 7 into the development entrance.
❑ CR 16 does not exist adjacent to the proposed development. The applicant will be
required to clear the 30-foot right-of-way of any obstructions to future construction of a
section line roadway. This is consistent with County requirements for new developments
and provides a future link along a section line to the County's Strategic Corridor. A
proposed agreement shall be submitted with the final plat application materials.
❑ CR 7 is classified by the County as a collector road and requires an 80-foot right-of-way.
The existing right-of-way shall be verified by the applicant and the documents creating
the right-of-way noted on the change of zone plat. If the right-of-way cannot be verified,
the applicant shall show a 40-foot right-of-way, measured from the section line, on the
change of zone plat. Improvements on CR 7 will be based on a professional traffic study.
o SH 52 is classified by the County as a state highway and requires a minimum 150-foot
right-of-way. The applicant shall coordinate with CDOT the requirements for right-of-
way on SH 52 and provide a letter of confirmation to Public Works. The applicant, on
�� M!-Pu¢r,Plsdny Re is JGanyeofLmcAPZ-593 The Peinie PODfZone Onmge)dx Page 1 of 4 16OnobeMl
the change of zone plat, shall show and label the right-of-way, measured from the section
line.
o A professional traffic impact analysis will be required with final plat application
materials.
Internal Roadways:
o 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 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.
o The applicant shall provide a pavement design prepared by a professional engineer along
with the final plat submittal.
• The bus stop / mail area cul-de-sac must be moved north so as to accommodate vehicle
queues entering/exiting the development. The applicant shall move the cul-de-sac center
150' north of the south property boundary.
o 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.
o Roadway and grading plans along with construction details will be required with the final
plat submittal.
❑ Easements shall be shown in accordance with County standards and / or Utility Board
recommendations, also dimensioned on the final plat. Public Works will not allow
buildings or structures to be constructed over any easement and a note stating this must
be added to the drawings.
o The 15-foot Snyder Oil Easement ends abruptly at Prospector Circle. The applicant shall
address this easement and show it, in its entirety.
❑ CDOT has approved a development access (Stagecoach Drive) to SH 52. Public Works
suggests this access to be limited to right-in/right-out.
❑ The County Road 16, Roadway and Plan Profile must show and dimension the section
line and rights-of-way. Also, the applicant should note the existing overhead power
along this section line.
o If Windmill Drive accesses CR 7 as shown, it will create a hazardous offset intersection
with CR 14 % across CR 7 to the east. Windmill Drive shall be realigned to the south to
access CR 7 directly across from CR 14 V2. Also, future connectivity of the parcel to the
south will be addressed.
o The roadway, Prospector Circle, at Lot 33 and Lot 34 shall be realigned to meet the
minimum centerline radius of 300-feet.
❑ The north entrance, off Prospector Circle onto CR 16, shall be realigned to be a
perpendicular intersection.
❑ Stagecoach Drive exceeds the County's maximum block length of 1,500-feet permitted
M4-Ptta`.Pl:imiue 0.niewQ-0im9e of Lwe3Z-59211e Pointe PUo{Zone Ow,Rel do Page 2 of 4 160cmberV3
by County Code Sec. 24-7-40-E. Stagecoach Drive is approximately 3,100-feet in length.
The Department of Public Works has reviewed this roadway layout and finds it generally
acceptable. The applicant shall provide written documentation verifying that the roadway
layout is acceptable to all other referral agencies, especially the fire department of
jurisdiction.
o Lots 26 thru 30 adjacent to Prospector Circle have very small building envelopes.
Prospector Circle may need to be shifted southeast.
Drainage:
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 applicant shall show and label all existing irrigation systems for this development on
the change of zone plat. Ditch easements should be noted.
❑ The applicant shall provide a confirmation letter from any ditch owner addressing
mitigation issues, with the final plat application. Construction plans must be submitted
with the final plat application for all ditch crossings.
• Final drainage construction plans, conforming to the drainage report, shall be submitted
with the final plat application.
Soils:
❑ The change of zone and final plats shall show the location of the abandoned Erie strip
mine.
o A note shall be placed on the change of zone and final plats stating that groundwater may
be a concern and that some lots may not permit basements.
o A note shall be placed on the change of zone and final plats stating that due to existing
soil conditions, structures may need to be supported on drilled piers and require structural
floor systems.
o A note shall be placed on the change of zone and final plats indicating that due to existing
soil conditions, slab-on-grade cracking and heaving may be likely to occur.
• Building exclusion areas of lots must be noted on the final plat.
❑ A note should be placed on the change of zone and final plats stating that lots may pose a
risk of subsidence, due to previous coal mining operations.
m_Pcicnnuming Renew@-Gnngc ofZonePZ-591 The Pmn¢PUD f2(n'c(lunge)doc Page 3 of 4 IWuobw3
RECOMMENDATION:
The Public Works Department recommends approval of this change of zone.
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-592
Mike Bums
Pickett Engineering, Inc.
M -PCImPlaininy Reviwl.Gaide ofZotieTZ-s9z The Millie MD(Zwrc Osage,d¢ Page 4 of 4 16Oe,osU01
l )
e
• a
Weld County Referral
�• August 13, 2002 •
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant • Weld County Land LLC Case Number PZ-592
Please Reply By September 10, 2002 Planner Lauren Light
Project Change of Zone from A(Agricultural) i; PUD (Planned Unit Development).
Legal E2 of Section 33, T2N, R68W of the 6th P.M., Weld County. Colorado.
Location West of and adjacent to WCR 7; north of and adjacent to State Highway 52;
south of an:- adjacent to WCR 16
Parcel Number 1313 33 10G050, 1313 33 000025
The application is submitted to ;,c_i 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 Services. If you have any further
questions regarding the application, please call the Fenner zssociated with the request.
Weld County Planning Commission Hearing (if applicable) October 15, 2002
❑ We have reviewed the request.end find that it does/does not comply with our Comprehensive Plan
O We have reviewed the request and find no conflicts wit" our interests.
❑ See attached letter.
Comments:
Signature 7/144A/
14 , , / 9 Date CD � 2 o��
Agency f1 ,u Ji9-'14q J pit
7
-Meld County Planning Dept. •:1555 N. 17th Ave.Greeley, CO.80631 •:-(970)353-6100 ext.3540 •:-(970)304-6498 fax
a 464° fl at DEPARTMENT OF BUILDING INSPECTION
Weld County Administrative Offices
1555 N. 17th Avenue, Greeley, CO 80631
WEBSITE: www.co.weld.co.us
Phone (970) 353-6100, Ext. 3540
Fax (970) 304-6498
COLORADO
October 9, 2002
Weld County Land, LLC (The Pointe)
Change of Zone from A(Agricultural) to PUD (Planned Unit Development)
PZ-592
1. Building permits shall be obtained prior to the construction of any building or structure,
including structures such as bus stop shelters and gazebos.
2. A plan review is required for each building or structure. 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.
3. Buildings shall conform to the requirements of the codes adopted by Weid County at the
time of permit application. Current adopted codes include the 1917 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. 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. (For residential
occupancies, walls shall be protected with one-hour fire resistive construction within three feet
of property lines and openings are not permitted within three feet of property lines) 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 Zoning Ordinance.
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 setback requirements are measured to the farthest projection from the building.
Property pins shall be clearly identified and staked and all property lines shall be marked by
string lines 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.
Service,Teamwork, Integrity, Quality
Page 2
7. A Flood Hazard Development Plan shall be submitted for buildings constructed within the
100-year flood plain.
Please contact me for any further information regarding this project.
Sincerely,
SI
Building Official
Service,Teamwork, Integrity,Quality
Hello