HomeMy WebLinkAbout20031854.tiff Weld County Planning Department
GREELEY OFFICE
a if (e MAY 1 2003
MEMORANDUM RECEIVED
TO: Sheri Lockman, Planner 1 DATE: 28-April-2003
FROM: Peter Schei, P.E., Civil er,Public Works Department.
COLORADO SUBJECT: PZ-594 Lakota La s ' :nch PUD (Zone Change).doc
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:
❑ CR 15 does not exist adjacent to the west boundary of the proposed development. The applicant shall
verify the right-of-way. All documents creating the right-of-way shall be noted on the change of zone
plat. If the right-of-way cannot be verified, a 30-foot right-of-way will be dedicated on the final plat.
❑ CR 54 is classified by the County as a collector road and requires an 80-foot right-of-way. The
applicant shall verify the existing right-of-way. The documents creating the right-of-way shall be
noted on the change of zone plat. If the right-of-way cannot be verified, a 40-foot right-of-way will
be dedicated on the final plat. CR 54 is paved.
❑ A traffic study is not currently required, based on the proposal of limited development and anticipated
low traffic impact on surrounding roads.
Internal Roadways:
❑ County Code requires that PUD developments pave internal roadways. This development accesses a
paved County road.
❑ The internal roadway shall be of curvilinear design, and not oblique segments. The right-of-way shall
parallel the roadway.
❑ The applicant shall show a curve table including data on the change of zone plat, especially to
describe the internal roadway alignment.
❑ The internal roadway right-of-way shall be 60-feet in width including cul-de-sacs with a minimum
65- foot radius, and dedicated to the public. The typical roadway cross-section should 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 minimum. Stop signs and street name signs will be required at all
intersections.
❑ The applicant shall provide a pavement design prepared by a professional engineer along with the
final plat submittal.
❑ Roadway and grading plans along with construction details will be required with the final plan
submittal.
❑ All landscaping within the triangles must be less than 31 feet in height at maturity, and a note shall
be placed on the change of zone plat.
EXHIBIT
11-1 2003-1854
Page 1 of 3 1.Apni,.:,
O Easements shall be shown on the final plat in accordance with County standards and/or Utility Board
recommendations.
❑ The applicant shall enter into Improvements Agreements According to Policy Regarding Collateral
For Improvements. These agreements shall be approved by the BOCC prior to recording the final
plat.
Drainage:
❑ The Lakota Lakes Ranch Preliminary Drainage Report, dated March 19, 2003, by Weiland, Inc., in
its initial form is acceptable. The report has not accounted for a large off-site area north and east of
the development. This area is north of County Road 54. It appears the drainage report has assumed
any and all drainage north of County Road 54 does not impact the development. (Rainfall generating
less than the 100-storm may possibly fill fields and cross over roadways.) The applicant shall address
the large off-site basin area in the final drainage report.
❑ In addition, the report must address the Greeley and Loveland Canal and Great Northern Railroad,
which lie to the north and east of the development. These features shall be included with the off-site
drainage basin discussion/analysis.
❑ The Summary of Peak Flows Table (Table 1) does not show a significant increase in the 100-year
storm historic vs. developed flows. Public Works will not require the applicant to detain flows
resulting from this proposed development based on calculated flow rates and proximity to the Big
Thompson River. The report must address the rationale for the proposed drainage swale at the back
of the lots.
❑ The applicant shall address roadside drainage (Lakota Lakes Road) in the final drainage report.
Public Works finds drainage in general an essential item for this proposed development and thereby
requests the final drainage report with the change of zone materials.
❑ Irrigation ditches must be included in the 100-year storm event. An assumption that a ditch does not
overtop (Hill and Brush Ditch) shall be supported by documented computations and discussions. The
engineer must consider the major storm event and the condition of off-site flows both entering and
leaving the development. No structure shall be inundated during the major storm event.
❑ The final drainage report must include a discussion of the Floodplain Analysis Modeling Report for
Proposed Lakota Lakes Ranch Development, dated March 19, 2003,by Weiland, Inc.
❑ A final drainage report stamped, signed and dated by a professional engineer licensed in the State of
Colorado shall be submitted with the change of zone application.
❑ The applicant shall show and label the Hill and Brush Ditch on the change of zone plat.
❑ A note must be placed on the change of zone plat stating that basements will not be permitted on any
of the lots. The note should be added to each building lot proposed by the applicant. This flood
hazard information is reflected in the drainage report.
❑ The applicant must reconsider the finished floor elevation of 4790.5. This elevation appears too low
given the Historic Drainage drawing (Figure 2), enclosed with the drainage report. The FEMA
floodplain boundary(and Weiland Sugnet, Inc. Effective Floodplain Boundary,Floodplain Analysis
Modeling Report for Proposed Lakota Lakes Ranch Development) shown on the drawing abuts an
elevation of 4790. Public Works suggests structures be placed a minimum of one-foot above the
Regulatory Flood Datum. A note to the finished floor (or top of foundation opening) elevation shall
be placed on the change of zone plat.
❑ The applicant shall prepare a construction detail for typical lot grading with respect to drainage with
the final plan application. Front, rear and side slopes around building envelopes must be addressed.
In addition, drainage for rear and side lot line swales shall be considered. Building envelopes must be
planned to avoid storm water flows (especially from an overtopping ditch), while taking into account
adjacent drainage mitigation.
Page 2 of 3 M.rn
0 The applicant should consider over-lot grading to improve the flooding safety factor for the
residential houses.
❑ Final drainage construction plans, conforming to the drainage report, shall be submitted with the final
plan application.
❑ The Floodplain Analysis Modeling Report for Proposed Lakota Lakes Ranch Development, dated
March 19, 2003, by Weiland, Inc. is acceptable. The applicant shall re-evaluate the finished floor
elevation stated in the drainage report. The floodplain analysis report shows the Effective
Floodplain Boundary makes no major changes to the FEMA boundary with respect to the adjacent
proposed building lots.
❑ Additionally, the floodplain analysis report details water surface elevations at river stations in Table
2. The applicant shall address the different water surface elevations with respect to the various lots in
the development, and the proposed finished floor elevations (or top of foundation opening).
❑ Public Works recommends placing building envelops at the front of the lots (close to Lakota Lakes
Road), due to the flood hazard concern.
Recommendation
❑ The Public Works Depaitiuent 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 wilt continue:only when;all appropriate elements have been submitted.
Issues of concern must be resolved with the Public Works Department prior to recording the
change of zp{ce and final,plats.
*PC: PZ-594 Lakota Lakes Ranch PUD(Zone Change).doc
i 1 Email&Original:Planner
PC by Post: Applicant
PC by Post: Engineer
Page 3 of 3
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C March 26, 2003 aip
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Todd Muckier, Debra Eberl &
Eli Krebs Case Number PZ-594
Please Reply By April 24, 2003
Planner Sheri Lockman
Project A Change of Zone from (A)Agricultura
l PUDfor seven
Uses and one (1) non-residential lot with Agricultural uses.') lots with (E) Estate
Legal
Lot A and B of RE-2695; being part W2 Section 29, T5N, R67W of the 6th P.M.,
Weld County;Colorado.
Location
South of and adjacent to WCR 54 and % mile East of WCR 15. I
Parcel Number 0957 29 000055
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) June 3, 2003
O 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.
O See attached left
Comments: c
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7-7 Signature ' '
Agency " Date
CC4
r'Neld County Planning Dept. +1555 N. 17th Ave. Greeley, CO.
80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
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' March 26, 2003
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Todd Muckier, Debra Eberl & Case Number PZ-594
Eli Krebs
Please Reply By April 24, 2003
Planner Sheri Lockman
Project A Change of Zone from (A)Agricultural to PUD for seven (7) lots with (E) Estate
Uses and one (1) non-residential lot with Agricultural uses..
Legal Lot A and B of RE-2695; being part W2 Section 29, T5N, R67W of the 6th P.M.,
Weld County, Colorado,
Location South of and adjacent to WCR 54 and 1/2 mile East of WCR 15.
Parcel Number 095729 000055
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) June 3, 2003
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ lye have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature
Date
Agency n �—S 3
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 +(970)353-6100 ext.3540 4(970)304-6498 fax
n
(Of 4tspHl. 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
C.
COLORADO
April 25, 2003
Todd Muckier, Debra Eberl & Eli Krebs
Change of Zone from (A) Agricultural to PUD for 7 lots with (E) Estate Zone Uses and one (1)
non-residential lot with Agricultural uses.
PZ-594
Building Permit BC-9901051 was issued for the construction of a single family residence at
7288 CR 54. The permit received final approval for all inspection items except final electrical.
r" A new building permit must be obtained to perform the final electrical inspection and issue the
Certificate of Occupancy for this residence.
1. Building permits shall be obtained prior to the construction of any building or structure.
Buildings that meet the definition of an Ag Exempt Building per the requirements of Section 29-
1-20 and Section 29-3-20 B.13 do not need building permits, however a Certificate of
Compliance must be filed with the Planning Department and an electrical permit is required for
any electrical service to the building.
2. A plan review is required for each building except for buildings that meet the definition of Ag
Exempt buildings. 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 Weld County at the
time of permit application. Current adopted codes include the 1997 Uniform Building Code;
1998 International Mechanical Code; 1997 International Plumbing Code; 2002 National
Electrical Code and Chapter 29 of the Weld County Code.
4. Each building will require an engineered foundation based on a site-specific
geotechnical report or an open hole inspection performed by a Colorado registered engineer.
Engineered foundations shall be designed by a Colorado registered engineer.
5. Building height shall be limited to the maximum height allowed per UBC Table 5-B. Wall and
opening protection and limitations shall be in accordance with UBC Table 5-A. (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.
Service,Teamwork, Integrity,Quality
n
Page 2
6. Building height shall be measured in accordance with the 1997 Uniform Building Code for
the purpose of determining the maximum building size and height for various uses and types of
construction and to determine compliance with the Bulk Requirements from Chapter 27 of the
Weld County Code. Building height shall be measured in accordance with Chapter 23 of the
Weld County Code in order to determine compliance with offset and setback requirements.
Offset and setback requirements are measured to the farthest projection from the building.
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,
,7&k,rdal
Jeff Reif
Building Official
r
Service,Teamwork, Integrity,Quality
(lett
''�■� Weld County Referral
Weld County Planning Department
C GREELEY OFFICE March 26, 2003
WI I C APR 1 7 2003
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Todd Muckier, Debra Eberl & Case Number PZ-594
Eli Krebs
Please Reply By April 24, 2003 Planner Sheri Lockman
Project A Change of Zone from (A)Agricultural to PUD for seven (7) lots with (E) Estate
Uses and one (1) non-residential lot with Agricultural uses..
Legal Lot A and B of RE-2695; being part W2 Section 29, T5N, R67W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to WCR 54 and 1/2 mile East of WCR 15.
Parcel Number 0957 29 000055
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) June 3, 2003
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature
1 / Date L/b le/0
Agency 99 -5��
+Weld County .n mg Dept. +1555 N. 17th Ave. Greeley, CO.8r6 1 +(970)353-6100 ext.3540 +(970)304-6498 fax
a
0
WELD COUNTY SCHOOL DISTRICT Re-5J y
JOHNSTOWN-MILLIKEN
110 S. CENTENNIAL DRIVE, SUITE A rt'`i ''/
/
MILLIKEN, CO 80543 v' �, II��,
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ter .
fit
Dr.Jack K Pendar
Superintendent
(970)587-6050
April 16, 2003
Weld County Planning Department
1555 N. 17th Avenue
Greeley, CO 80631
Sheri Lockman:
Thank you for referring case number PZ-594 to the School District. As stated in previous
letters,the projected student impact upon the Johnstown-Milliken School district appears
to be minimal as presented at this time. Currently our schools are above or nearing
capacity, especially at the elementary levels. Our facilities plan indicates that we will
have the need to bond for an additional elementary school in November of 2003 and
make renovations and construct additions to the middle and high schools within the next
year.
As of this date the Towns of Johnstown, Milliken and Berthoud have formally passed a
resolution and ordinance describing the land dedication or cash in lieu of land dedication
for education. At present,the cash in lieu of land dedication fee is $750. This fee is paid
at the time of the issuance of a building permit and is paid directly to the school district.
As this exemption directly affects the school district adversely, I would request that the
applicant voluntarily contribute the same fee as all other homebuilders in our
communities have done since the inception of the local IGAs. A signed statement by the
applicant agreeing to the voluntary contribution as mentioned would be agreeable to the
district.
Sincerely,
Jai E. Pendar
/'� Su.< intendent
Weld County Referral
I Weld County Planning Department
GREELEY OFFICE March 26, 2003
C APR 1 7 2003
COLORADO RECEIVED
The Weld County Department of Planning Services has received the following item for review:
Applicant Todd Muckier, Debra Eberl & Case Number PZ-594
Eli Krebs
Please Reply By April 24, 2003 Planner Sheri Lockman
•
Project A Change of Zone from (A)Agricultural to PUD for seven (7) lots with (E) Estate
Uses and one (1) non-residential lot with Agricultural uses..
Legal Lot A and B of RE-2695; being part W2 Section 29, T5N, R67W of the 6th P.M.,
Weld County, Colorado.
Location South of and adjacent to WCR 54 and 1/2 mile East of WCR 15.
Parcel Number 0957 29 000055
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) June 3, 2003
lir We have reviewed the request and find that it does 6e;nottomply with our Comprehensive Plan
❑ We have reviewed the request and find no conflicts with our interests.
la See attached letter.
Comments:
Signature Kai Date `>'lS—d3
Agency r!aY•uK4.,usi/ 4744-4dPac P
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
OFFICE OF COMMUNITY DEVELOPMENT
Planning Division
110010'"Street, Suite 202, Greeley, Colorado 80631 • (970)350-9780 • Fax(970)350-9800
Of • www.greeleygov.com ete
Weld County Planning Department
GREELEY OFFICE
April 15, 2003 APR 17 2003
RECEIVED
Sheri Lockman
Weld County Department of Planning
1555 North 17'h Avenue
Greeley, CO 80631
Subject: PZ-594, Todd Muckier, Debra Eberl & Eli Krebs, Change of Zone from
A(Agricultural) to PUD (Planned Unit Development)
Mrs. Lockman,
Thank you for the opportunity to review this change of zone from A (Agricultural) to a PUD
(Planned Unit Development). The City of Greeley Planning Department reviewed the above-
referenced case administratively and found that the proposal does not comply with the City of
Greeley 2020 Comprehensive Plan and recommends that the request be denied for the following
reasons:
• The property is located outside of the City of Greeley's Urban Growth Area, indicating
that a full complement of services is not available. Several policies within the City of
Greeley Comprehensive Plan state that subdivisions should locate where urban-level
services are available. Lots served by septic systems are a clear indication that the
subdivision lacks adequate public infrastructure and is not consistent with our
Comprehensive plan. The layout of the site as proposed would be difficult to incorporate
into an urban development in the future.
• The proposed 150' setback for the oil well setback is not adequate. The oil well should
have a 350' setback from any building.
• The access road exceeds the 500' maximum distance for cul-de-sacs.
• The applicants' proposal to have the access road in a gravel surface does not meet City of
Greeley Standards. The access road should be paved with concrete or asphalt to reduce the
development's impact on air quality.
SERVING OUR COMMUNITY • I T ' S A TRADITION
)e promise to preserve anc/improve the futility°P ilefor greeley throu7Elithely, courteous and cost effective service.
Sheri Lockman
April 15, 2003
Page 2
If the Weld County Planning Commission approves the proposal, the City of Greeley Planning
Department recommends that it should be on the condition that the private access road is paved
with concrete or asphalt to reduce the development's impact on air quality; that such streets also
include sidewalks and curbs to protect pedestrian movements; that 45 feet of right-of-way be
dedicated from the centerline of Weld County Road 54 to facilitate the development of future
roadways; the oil well setback be 350'; and that an internal stub street be platted to assure
connectivity with future subdivisions in the area and to minimize multiple access points on higher
volume roads.
Sincerely,
, 40‘ja,<((jAt20A
Darrell Gesick
Planner I
n
r
Weld County Planning Department
GREELEY OFFICE
gar aF APR 0 3 2003
^/• �' `' DEPARTMENT OF THE ARMY C E I�/E D
`�i CORPS OF ENGINEERS,OMAHA DISTRICT
l� - e ^ DENVER REGULATORY OFFICE,9307 SOUTH WADSWORTH BOULE A
� pU
LITTLETON,COLORADO 80128-6901
April 2, 2003
Ms. Sheri Lockman
Weld County Planning Department
1555 N. 17th Ave.
Greeley, CO 80631
RE: Lakota Lakes Ranch/Case No. PZ-594
Corps File No. 200380170
Dear Ms. Lockman:
Reference is made to the above-mentioned project located in Section 29, Township 67 West,
Range 5 North, Weld County, Colorado.
If any work associated with this project requires the placement of dredged or fill material, and
any excavation associated with a dredged or fill project, either temporary or permanent, in waters of the
United States at this site, this office should be notified by a proponent of the project for proper
Department of the Army permits or changes in permit requirements pursuant to Section 404 of the Clean
Water Act. Waters of the U.S. includes ephemeral, intermittent and perennial streams, their surface
connected wetlands and adjacent wetlands and certain lakes,ponds, drainage ditches and irrigation
ditches that have a nexus to interstate commerce.
Work in waters of the U.S. should be shown on a map identifying the Quarter Section, Township,
Range and County of the work and the dimensions of work in each area of waters of the U.S.
If there are any questions concerning this matter please call Mr. Terry McKee of this office at
303-979-4120 and reference Corps File No. 200380170.
Sincerely,
j. ..-01(3444.,11.
Timothy T. Carey
47
Chief, Denver Regulatory Office
200380170.doc
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• 1 - - -
CMarch 26, 2003
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Todd Muckier, Debra Eberl & Case Number PZ-594
Eli Krebs
Please Reply By April 24, 2003
Planner Sheri Lockman
Project A Change of Zone from (A)Agricultural to PUD for seven (7)lots with (E) Estate
•
Uses and one (1) non-residential lot with Agricultural uses..
Legal Lot A and B of RE-2695; being part W2 Section 29, T5N, R67W of the 6th P.M.,
Location South of and adjacent to WCR 54 and '/2 mile East of WCR 15.
Parcel Number 0957 29 000055
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) June 3, 2003
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
O We have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature
Date ,q/e 3
Agency (/
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO.80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
n
LAKOTA LAKES RANCH PUD Developer: Todd & Debra Eberl-Muckler
Case # PZ-594 Eli Krebs &Jennifer Landen
(CHANGE OF ZONE FROM A TO PUD)
PT W2 29-5-67 Planner: Sheri Lockman
ZONED PUD/ESTATE
IS IN FLOOD PLAIN (0750C)
LITTLE THOMPSON WATER DISTRICT
XCEL ENERGY (NATURAL GAS)
POUDRE VALLEY REA ELECTRIC
INDIVIDUAL SEPTIC SYSTEMS
7 LOTS W/ESTATE USES AND 1 NON-RES OUTLOT
Lot 1 7192 Lakota Lakes Road
Lot 2 7182 Lakota Lakes Road
Lot 3 7172 Lakota Lakes Road
Lot 4 7162 Lakota Lakes Road
Lot 5 7152 Lakota Lakes Road
Lot 6 7142 Lakota Lakes Road
Lot 7 7132 Lakota Lakes Road
Outlot
(NEW ADDRESSING CODE)
Lot 1 26192 Lakota Lakes Road
Lot 2 26182 Lakota Lakes Road
Lot 3 26172 Lakota Lakes Road
Lot 4 26162 Lakota Lakes Road
Lot 5 26152 Lakota Lakes Road
Lot 6 26142 Lakota Lakes Road
Lot 7 26132 Lakota Lakes Road
ras
Outlot
5/16/03
Lin Dodge, Building Technician
Building Department
Memorandum
TO: Sheri Lockman, W.C. Planning
' DATE: May 20, 2003
FROM: Pam Smith, W.C. Department of Public
COLORADO Health and Environment
CASE NO.: PZ-594 NAME: Lakota Lakes Ranch
The Weld County Health Department has reviewed this proposal. The applicant proposes a 7
lot PUD on 80 acres. The minimum lot size is 2.5 acres with an overall density of one septic
system per 11.4 acres currently meets Department policy. Lots have been located outside the
100 year flood plain boundary. This PUD proposes to incorporate Lots A (newly formed Lot 1)
and B from RE-2695 and SE-843 (newly formed Lot 7) into one PUD.
The application has satisfied Chapter 27 of the Weld County Code in regard to water and sewer
service. The application states the water will be supplied by the Little Thompson Water District.
A letter of commitment from Little Thompson Water District dated September 2000 and an
undated email correspondence from Lee Morrison, Assistant County Attorney confirming the
water requirement has been satisfied has been included in the application materials. Sewer will
be provided by individual sewage disposal systems.
A preliminary geotechnical investigation has not been submitted in this application. However, a
septic permit (SP-9900562/SP-0100409)for the proposed Lot 7 (as stated in the application)
indicates clayey soils and high groundwater exist on the site. In fact, the system approved under
permit SP-0100409 is an engineered septic system. It is likely that other system in the PUD will
require engineered systems. Comments from the Colorado Geological Survey during the sketch
plan phase of this application also support that information. The Department recommends that
the applicant designate two septic system envelopes on each lot. The Department further
recommends that secondary absorption field envelope be preserved in a manner that will allow
its future use. Language for the preservation and/or protection of the second absorption field
envelope shall be placed in the development covenants. The covenants should 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.
Based on submitted documentation and FIRM map 080266 0615C, revised September 28,
1982, the lots have been located to place them out of the boundary of the flood plain.
Comments from the Colorado Geological Survey suggests the nearby gravel mining may have
altered the flood zone boundary, recommending further analysis be conducted. The results of
that evaluation may necessitate the realignment of the lots.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the Little Thompson Water District.
1
CASE NO.: PZ-594
NAME: Lakota Lakes Ranch
Page 2
2. This subdivision 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.
3. Language for the preservation and/or protection of the absorption field 'areas'shall
be placed in the development covenants. The covenants shall state that activities
such as permanent landscaping,structures,dirt mounds,animal husbandry activities,
or other activities that would interfere with the construction,maintenance,or function
of the fields should be restricted over the absorption field areas while in use.
4. 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.
5. 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.
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 that 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.
O:\PAM\PIanningkhzone\pz594.rtf
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