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; � MEMORANDUM
' TO: Chris Gathman, Planner DATE: 01-December-2003
FROM: Peter Schei, P.E., Ci4I1 n r, Public Works Department
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COLORADO SUBJECT: PF-1037 Stark Farm PUD 4(Final Plat)
Weld County Public Works Department has reviewed final plan materials and has the following development referral
comments.
Comments
❑ This memorandum follows a field site visit on November 20th, &26th, 2003,with-respect-to the off-site improvements for CR 37.
It appears that the existing edges of roadway could be laid-open with a blade alongside the pavement edge, and work commenced
from that phase.
❑ Improvements to CR 37 will include providing adequate four(4)foot shoulders to both the east and west sides of the roadway the
entire length between SH 14 and CR 84.
o Roadway Construction Plans must include a PLAN & PROFILE drawing(s) particular to the existing Weld County
road and the addition of 4-foot gravel shoulders(East and West Sides).
o Supply ROADWAY CROSS-SECTIONS at 100-foot intervals; also include cross-sections at driveway access sites,
irrigation structures and any other obstructions within the County right-of-way.
o A minimum of four(4) inches of compacted gravel meeting Colorado Department of Transportation specifications
for Class VI material must be provided for the shoulder surface. The gravel shall be compacted in accordance with
AASHTO Standard Proctor T-99(Method D)requirements.
o Provide a work plan and schedule, including details of material, placement, compaction, equipment, safety, testing,
warranty,repair, and inspection. The Public Works Department shall be notified prior to any work on Weld County
roads, so that staff may inspect construction. Contractors shall coordinate all construction with Public Works.
o Describe a revegetation schedule for the ditch/ shoulder bank. Mr. Ron Broda, Weed and Pest Division(970-356-
4000 ext. 3750)of the Public Works Department,would be an excellent contact for particulars.
o Present a clean-up plan for the roadway upon completion. A sweeper may be required.
o Provide a detailed accounting of quantities and material for review by Public Works.
Recommendation
u The above comments are prerequisites and shall be fulfilled prior to recording the final plat.
Any issues shall be resolved with Public Works prior to recording of the final plat'
PC: PF-1037 Stark Farm PUD 4(Final Plat)
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#‘10t:11 MEMORANDUM
TO: Chris Gathman,Planner ; I DATE: 27-October-2003
FROM: Peter Schei, P.E.,Ci eer, Public Works Department
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COLORADO SUBJECT: PF-1037 Stark Fa #2 (Final Nat)
Weld County Public Works Department has reviewed final plan materials and has the following development referral
comments.
Comments
❑ The applicant has not submitted a final plat drawing(s) to Public Works. The applicant shall submit to Public Works
stamped, signed and dated final plat drawings for review.
o The applicant must show easements on the final plat. Easements shall be shown and dimensioned in
accordance with County standards and/or Utility Board recommendations on the final plat.
o The 30-foot right-of-way shall be shown and dimensioned on the final plat for CR 37. It is a paved local
roadway.
o The 30-foot right-of-way shall be shown and dimensioned on the final plat for CR 84. It is a graveled
local roadway.
o The Cross-Cut Lateral Ditch must be labeled on the final plat. In addition, the ditch easement must be
shown and dimensioned.
o The applicant must label internal roadways on the final plat.
❑ The applicant has submitted final roadway / construction plan drawings to Public Works for review. The final
stamped, signed and dated roadway/construction plan drawings must be resubmitted to Public Works.
o The applicant has not shown easements on the Overall Utility Plan. Easements shall be shown and
dimensioned in accordance with County standards and / or Utility Board recommendations on the utility
plan drawings.
o Jade Drive cul-de-sac edge of right-of-way radius shall be shown.
o The applicant has not shown the 30-foot right-of-way for CR 84 on the construction plan drawings. CR
84 right-of-way shall be shown and dimensioned on the construction plan drawings.
o The applicant has not shown the 30-foot right-of-way for CR 37 on the construction plan drawings. CR
37 right-of-way shall be shown and dimensioned on the construction plan drawings.
o The Typical Section— WCR 37 must be corrected to read, "24' Existing Pavement with 4' Shoulders on
EAST and WEST side."
o The applicant will be required to submit additional information for shouldering CR 37. The gravel
shoulder and subgrade specifications shall be submitted to Public Works for review. Additionally, the
applicant must submit improvements criteria, which may include: engineering design, surveying,
geotechnical investigation, appropriate roadway cross-section, road widening, rights-of-way, shouldering,
utility relocation, culvert relocation, ditch relocation, roadway and grading plans along with construction
details, field construction, striping, signing, intersection sight-distance, safety measures, scheduling, cost
estimates and roadway construction materials. The applicant will be responsible for all off-site
improvements resulting from impact of the proposed development and acceptance of County standards.
o The Cross-Cut Lateral Ditch is labeled on the Grading and Erosion Control Plan. The ditch easement
must be shown and dimensioned on the utility plan drawings and the grading plan drawings.
Page 1 oft � ,�,
w o Intersection sight distance triangles at all development entrances and intersections shall be shown on the
resubmitted roadway/construction plan drawings. All landscaping within the triangles must be less than
3'/z feet in height at maturity, and noted on the plans.
❑ The applicant has not submitted an off-site improvements agreement for CR 37.
o The applicant shall submit an off-site Improvements Agreement in accordance with Public Work's
Memorandum dated April 13, 2001. "This project will significantly increase the traffic on WCR 37.
WCR 37 presently is paved, but does not have adequate shoulders. The developer is proposing to add 4-
foot shoulders to WCR 37 to mitigate the traffic impacts of this project. This proposal is acceptable to
Public Works."
o Public Works requires both shoulders (east&west)are to be added to CR 37 for the entire(mile) distance
between CR 84 and State Highway 14. This agreement shall be approved by the BOCC prior to recording
the final plat.
❑ The applicant has submitted an on-site Improvements Agreement, which has been accepted by Public Works.
❑ Final drainage reports shall include a flood hazard review documenting any FEMA defined floodways. The engineer
shall reference the specific map panel number, including date. The development site shall be located on the copy of
the FEMA map. An addendum shall be submitted to the final drainage report with-respect-to flood hazards.
Recommendation
❑ The above comments are prerequisites and shall be fulfilled prior to recording the final plat.
Any issues shall be resolved with Public Works prior to recording of the find plat:
*PC: PF-1037 Stark Farm PUD (Final Plat)
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Information delivered to
the Weld County Department of Planning Services
The Department of Planning and Zoning suggests at the time of submission all incoming
correspondence and Mylar be reviewed by the planner. In situations where this is not possible,
please complete the following information to ensure that submitted material is given to the
correct person. In absence of this information a delay in response time will likely occur.
PLEASE PRINT LEGIBLY
•
Date Submitted: 6
List item(s) submitted 427,2.._
tisc�r✓1 C� o o&a Ce �w
Person submitting information:
Name: f. /2)i`SCYtJ
Telephone number(s): 97 b ; /8 177'?_%
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Fax number: 970— 1-2/g2 —17-20
Applicant:
Name: -S�`-/s 7^k -i4i"Zv7 _et
Case number: P P / 0 3
Planner working with: ( _Ar/S e aing4.1
Has the recording fee for the Mylar been paid?
If no, please pay$11/per page
ate"- Twos nn.'t/ A - 4_ ( i- ,
Submitted by: Date:
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Received by: /t f`j r �, l Date: Li' /6- 1�
M:\WPFILES\Butldingforms\foreceiving.wPd
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Cio Thornton
June 4, 2003
Stark Farm LLC
5814 Watson Dr.
Ft. Collins, CO 80528
The CrossCut Lateral Company operates an irrigation lateral through the Stark Farm
property located in the Northeast quarter of Section 12, Township 7, Range 66 in Weld
County. The Lateral carries water from the Water Supply and Storage Company and
delivers it to approximately 2,000 acres of farm ground beyond and below the Stark
Farm. The ditch traverses the Stark Farm from the Northwest corner traveling in a
Southeasterly direction and then exits at the Southeast corner of the same farm.
The Lateral asserts and claims a 25 foot wide ditch easement for maintenance and
operations for the delivery of the irrigation water. An earlier letter to the previous owners
had requested some research be done on the parcel as the ownership of the Lateral. In
some instances the Lateral owns the land in fee simple and in other instances the Lateral
has a Right of Way only. Yet the Lateral, as well as many other agricultural ditches,
claim and use a 12.5 foot easement on either side of the center line of the ditch. A
maintenance and ditch rider road is located on the North side of the ditch and has been
historically used since the beginning of the Company.
I have attached previous letters concerning this development and the proposed safety
measures that the Lateral would still like to see implemented. These letters were to the
previous owner, Mikal Torgerson, as well as the Weld County Planning Commission.
Both letters were drafted in 2001 and the issues addressed in these letters have not
changed.
Feel free to contact the Lateral Company any time if you have further questions or
comments.
Thank you,
Brran L Foss
Farm Operations Administrator
City of Thornton
President— CrossCut Lateral
"The City of Planned Progress"
S`t City of
�r" Thornton
FARM MANAGEMENT
PO Box 128
Aull.Colorado 80610
July 3, 2001
Mikal Torgerson
211 Jefferson St.
Ft. Collins, CO 80524
Re: CrossCut Lateral Issues
Mr. Torgerson:
This letter is to address the issues for the CrossCut Lateral and proposed development on
the "Stark" farm. The CrossCut Lateral traverses from the Northwest corner,
southeasterly to the Southeast corner of the Northeast 1/4 of Sec. 12, T 7, R66. All
located in Weld County, Colorado near the town of Ault.
The first and most important issue surrounding this development is the question of actual
ownership of the CrossCut Lateral. In some instances along the ditch, the Company
actually owns the land that the ditch encompasses. In other areas,there is only an
easement in which the Lateral travels. The CrossCut Lateral would like to have this issue
clarified by having your company research the abstract and determine the actual
ownership of the property where the Lateral travels.
Once that has been determined, a survey of the actual location of the Lateral as it
currently exists needs to be flagged and pinned. In old abstracts the width of the actual
ownership or easement is not defined. Therefore, the CrossCut has asserted in the past,
along with other area ditch companies, a 25-foot width. This would be measured 12.5
feet on either side of the centerline of the Lateral. No planting of any trees, shrubs, or
other type of ornamentals is to be planted within that right-of-way or ownership.
Another area of importance to the Lateral is the issue of potential debris, and children,
entering the Lateral and plugging or being pulled into the tile that goes under Weld
County Road #37. The Lateral would require a steel grate be installed at that point. The
grate needs to cover the opening of the tile, including the full dimension of the inlet and
ditch. The grate is to have spacing between the rods of not more than 10 inches. The
"The City of Planned Progress"
future Home Owners Association would then be responsible for the maintenance and
cleaning of said grate once per day when water is flowing in the Lateral. The CrossCut
Lateral ditchrider would check said grate during normal ditch operations, but not take the
place of the Homeowner's Association responsibilities.
Another issue that the Lateral would like to see addressed is the North side of the
surveyed boundary. Along that side of the Lateral, where the development is to take
place, a definite line between the ditch ownership and the lot lines is advised. This can
be accomplished by installing a two or three rail, split rail type fence. Definitely a
deterrent, yet not something that will hinder or take away from the style of the
development. The Lateral would suggest to put in two gates at the sites located on the
plans where future street crossings may be installed. This would allow for ease of access
by the Lateral as well as the homeowners association. A six-foot chain link fence was
suggested, but we believe that is more of a liability rather than a safety factor.
As a final requirement by the Lateral to the Homeowners Association and or developers
of the Stark Farm; it is advised and required to notify the potential homeowners of the
Weld County's Right to Farm Law. There is a feedlot across the road that will remain in
operation as well as numerous other agricultural activities that will continue. These
activities may occur at any time of the day or night. Lateral activities include burning of
weeds, spraying of weeds, ditch maintenance and cleaning, as well as the ditchrider
responsibilities will not be curtailed or changed due to the introduction of homes in the
area. All appropriate precautions will be performed to notify area landowners of the
activities taking place, but they will be performed on the Laterals schedule.
Thank you for your time in addressing these issues. If you have any further questions or
comments please feel to reach me at the Thornton Farm Management Office. The phone
number is 970-834-2785.
Zely,
. Foss
Farm Operations Coordinator, City of Thornton
President, CrossCut Lateral
CC:Rod Weimer
Crosscut Lateral Notebook
May 23, 2001
Weld County Dept. of Planning Services
1555 N. 17th Avenue
Greeley, CO 80631
Case Number: Z-557
To Whom It May Concern:
I am responding on behalf of the City of Thornton and the CrossCut Lateral. Both parties
have an interest in the project proposed by Mikal Torgerson/Colorado Elk Ranch, LLLP
in the NE 'A of Section 12, Township 7,Range 66, near Ault, Colorado.
The City of Thornton owns approximately 1700 acres near or around the proposed
development. The CrossCut Lateral delivers irrigation water to these farms. The
proposal may have some negative impacts on the delivery of water to them as well.
People and ditches usually don't mix. However, if the issue is addressed from the start,
most of the problems will not occur.
The CrossCut Lateral traverses the proposed development from the Northwest to the
Southeast. It then flows under Weld County road#37 and continues South to the
remaining farms that the City of Thornton owns as well as a private landowner. The
foreseeable problem is with trash and debris falling into, or being thrown into, and
eventually plugging the ditch. Children are also a major concern of the Ditch Company.
If they are not made aware of the dangers of fast moving water, a tragedy could occur.
Please feel confident that we are not opposed to the development,just concerned that the
issues mentioned above are addressed before a problem arises.
Thank you for you time and consideration in this matter. If you have any further
questions or comments, feel free to contact us at the Farm Management Office located at
111 S. 2nd Ave. in Ault, Colorado. Our phone number is 970-834-2785 and our office
hours are Monday through Friday 8:00-5:00pm.
Sinc ely,
Brian L. Foss
Farm Operations Coordinator
,',iii
Ketleiss,-
MEMORANDUM
WILDC TO: Chris Gathman, W.C. Planning DATE: April 28, 2003
• COLORADO FROM: Pam Smith, W.C. Health Department
CASE NO.: PF-1037 NAME Stark Farm LL
The Weld County Health Department has reviewed this proposal. The applicant proposes a 38
residential lot PUD on 162.5 acres. However,on the plat maps submitted with the Final Approval the
66 acres south of the concrete ditch (labeled Outlot A and designated for future development during
the Change of Zone application)have been eliminated. Excluding the southern 66 acres(previously
know as Outlot A) the overall density of the development is one septic system per 2.52 acres.
' Several other discrepancies are noted for comment
1. The Final Plat outlines the property only on the north side of a concrete irrigation ditch,with an
Outlot A labeled in the northeast corner of the property. Page 8 of 15 of the Construction
Plans designates this Outlot A as a pond.
2. Lot 38 is less that one acre in size. This was an issue during the Change of Zone review for
this same lot, as well as others. The lot size was increased and noted in the October 2,2001
Change of Zone comments. However, this lot is now smaller that 1 acre again.
3. Lots 33 and 34 indicate that the whole lot is a building envelope.
4. There are no septic system envelopes designated any lot of the Final Plat. Septic envelopes
are designated on the Overall Utility Plan of the Construction Plans. Septic system envelopes
were designated on the proposed Change of Zone Plat submitted to this office May 29,2001.
5. The trail system is not designated on the Final Plat.
6. There are no notes on the Final Plat
7. The three irrigation wells and all ditches which will be remaining should be clearly labeled on
the Final Plat. . '
Since the Change of Zone Resolution was approved the Weld County Department of Public Health
and Environment has received a dust complaint. It has been determined by Phil Brewer of this
Department that the applicant is in violation of conditions 9, 10, and 11 of the approved Resolution.
To date the applicant has not demonstrated to this Department that the required Fugitive Dust Control
Plan and Air Pollution Emission Notice has been filed or received from the Colorado Department of
Public Health and Environment.
The Department recommended for approval of this application with the following conditions during the
Change of Zone review. These conditions are reiterated below:
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 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.
3. Language for the preservation and/or protection of the second absorption field envelope shall be
placed in the development covenants. The covenants shall state that activities such as
landscaping (i.e. planting of trees and shrubs)-and construction (i.e. auxiliary structures, dirt
mounds, etc.) are expressly prohibited in the designated absorption field site.
4. 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, if required. Silt fences shall
be maintained on the down gradient portion of the site during all parts of the construction phase
of the project.
5. During development of the site, all land disturbance 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.
6. 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.
7. 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.
8. "Weld County's Right to Farm"as provided in Appendix 22-E of the Weld County Code shall be
placed on any recorded plat.
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