HomeMy WebLinkAbout20002532.tiff PLANNED UNIT DEVELOPMENT CHANGE OF ZONE APPLICATION
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I(we), the undersigned, hereby request hearings before the Weld County Planning Commission and the Board of Cony
Commissioners concerning the proposed re oni of following described unincorporated ¢rs:a of 141.91d Coi.nty.
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PARCEL. NUMBER:0 1_-1042 00_Q1512 digit number-found onTAX I.D. or obtainer'. at the Assnr?sots
Office)
NAME OF PROPOSED PUD SUBDIVISION
EXISTING ZONING + PROPOSED
ZONING
_inTOTAL ACREAGE 9 • OVERLAY CIS I HICTS T_
PROe,D D DEVELOPMENT GUIDE SUBMITTAL (Sactlic or Conceptual)
PROPIER ` R % G IN : .er
NAME PHON ,,.;
ADDRIESS
NAME PHONE
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APPLICANT OR AUT ORIZE.P AQENT(if different than above*1
NAME fit'1. 14 ADDRESS Ilv®t ('xraiar, J ant. r�+S �l si`rr r 4DSZS
HOME.TELEPHONE 477 z23 i S(szl, BUSINESS TELEPHONES 4: 27 Let t
` If agent is different fromthe property owner, please submit written documentation from the property owner authoring
said agent to represent the owner.
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a ure: Owne or Authorized A3nt
2000-2532
Professional Planning Consulting /6F1 (2"/114 sa; s
February 8, 2000 c7o)223-,,,.,I
Thomas E.Honn,AICP FbMai6/,:;,oi ffric,. ..
Kim Ogle, Current Planner
Weld County Department of Planning Services
1555 N. 17th Ave.
Greeley, CO 80631
Subject: Carlson Farms Estates Subdivision—Change of Zone Application
Dear Kim:
I have attached the appropriate 25 copies of the required application materials for the
Change of Zone request for Carlson Farms. Please contact me to advise me if anything
has been omitted.
I understand from our previous discussions that there are two fundamental issues that will
affect this application: first,the interpretation of the Comprehensive Plan policies; and
second,the design standard related to access and circulation. The enclosed materials
speak to how this application is consistent with the Weld County Comprehensive Plan in
that it affords a development within an Urban Growth Area, affords a rural lifestyle close
in to town and by development of a physically isolated small parcel can relieve pressure
from development activity for larger,more efficient agricultural location. The access
issue is one that must be analyzed with the particular site conditions and design concepts
in mind versus applying a generic "one size fits all" standard.
The Specific Development Guide and the background materials provide descriptions of
how this project does meet the pertinent PUD Performance Standards and
Comprehensive Plan Policies. Because this application includes a Specific Development
Guide, I would request that, if approved by the Planning Commission and Board of
County Commissioners,the Final Plan submittal is processed administratively by the
Department of Planning Services as defined in Section 7.4.2.1, Weld County Planned
Unit Development Ordinance 197.
I look forward to discussing this matter further with you and the staff to insure the best
solution for the County and Mr. Carlson.
Sin regl�y,,�L
2? Pkv
homas E. Honn, AICP
Enclosures
C: Chuck Carlson
—Bridging the Development Process—
Planned Unit Development Change of Zone Application
For
Carlson Farms Estates PUD
Located in the NE1/4 NWl/4 Sec 4, T5N, R65W of the C'P.M.
Development Concept
Carlson Farms Estates Planned Unit Development is an Agricultural Planned Unit
Development, which, upon approval, will establish a cluster of seven homes(six new and
one existing) on approximately 18 acres. The lots are sized to match a demand for an
environment where a large lots and 4-H projects are the norm and located within the
defined Long Range Expected Growth Area of Greeley. The size of lots will average two
acres. The majority of the homes will be oriented with the front of the home facing
County Road 62 (C Street)to create a traditional and consistent appearance with other
homes in the immediate vicinity. A limited access road with appropriate public access
easements for emergency and utility use is designed to meet public safety standards for
width and turn-around radius. The architectural design of the homes would be expected
to have a"Country/Farmstead" style with covered wrap around porches, dormer windows
and similar features. The orientation to the north will have a feel of the typical rural
home site and the landscaping and fence treatment will give the feeling of a hedgerow
common with a rural home site. Accessory buildings may include garages; livestock
corrals, barns and sheds; and, other storage buildings not to exceed a total of 3,000 square
feet per lot. No more than two animal units per lot will be permitted. A Homeowner's
Association will be established to administer the Covenants and a Mandatory Association
for the purpose of maintaining the common open space and landscaping features as well
as maintenance of the limited access roadway.
Permitted Uses
Uses Allowed by Right—Those uses listed in Section 36.2.1, E (Estate)District of the
Weld County Zoning Resolution.
Accessory Uses—Those uses listed in Section 36.2.2, E (Estate)District of the Weld
County Zoning Resolution.
Uses by Special Review -Those uses listed in Section 36.2.3,E (Estate)District of the
Weld County Zoning Resolution.
Bulk Requirements
Minimum Lot Size— 1.5 acres.
Minimum Setback and Offset Detailed on the site plan within designated building
envelopes.
Maximum Building Height—40 feet.
Maximum number of Animal Units—two (2) per lot. Out lot "A" will not be allowed
Animal Unit Credits to be transferred to any individual lot. Animals may be kept, housed
or exercised on the Out lot "A" as determined by the Homeowner's Association.
Open Space and Related Uses
Because of the large lots, open space will be utilized for common or joint features. These
include drainage detention, if needed, perimeter landscaping and fencing and a location
for riding areas and arenas. The common Out lot A will be over lot graded and seeded
with an appropriate dryland seed mix. The owners association may elect to construct
improvements such as riding arenas, common boarding facilities, passive recreation
facilities or other common facilities within the Out lot A tract. The Homeowner's
Association at a future date may install additional landscaping for the common tract.
Water Source
North Weld Water will supply domestic water.
Sewer System
Private septic systems.
Access and Circulation
The property is served from County Road 62 (C Street) on the north and Balsam Ave on
the east. Currently two access points exist. A driveway serves the existing residence
near the westerly edge of the property and a shared driveway from Balsam Ave. serves
the property at the southeast corner. One new driveway is proposed to serve the live
central interior lots numbered Lot2 through Lot 6.
The existing access which serves Lot 1 will remain and serve as access to the common
area for resident vehicle use such as livestock trailers and in the event a well might be
requested in this general area, access for well drilling and maintenance to a well site
which can be reserved in the common tract, Out lot A.
The existing access from Balsam Ave. (WCR 41 yz) will continue to provide access to the
property immediately south of the Carlson Farms Estates PUD and to the proposed Lot T
Additional ROW for both County Road 62 and 41 1/2 has been reserved to address a
request by the City of Greeley although not a requirement of the County.
Storm Drainage
The size and nature of the lots will minimize the need for an extensive storm drainage
system. A minimal detention area may be established in the common area located in the
southerly portion of the site.
Soils
The attached Geologic Investigation includes the NRCS Soils information. No indication
is given in the soils summary for problems associated with residential development or on-
site private sewer systems. Detailed soils and percolation analysis will be conducted as
required for each individual lot prior to any building permit request.
Unique Natural Features
The property is located north of any geological and natural areas. The lowest portions of
the site were at one time used as a livestock feedlot. The majority of the site is a flat to
modestly north to southerly sloping site. Approximately 10 acres have been able to be
cultivated on this property.
Mineral, Oil and Gas Facilities
The site does not contain commercial gravel deposits. A Special Review does exist for
the property that establishes standards for location of a well site for oil and gas
production. No well has been established on this site but hs been established on nearby
property to the south that is also defined in the Special Review permit. The standards
from the Special Review may be added to the PUD if neces Fary to address this matter.
The common area will provide adequate area for a well site if required and be within the
approved requirements of the Special Use Permit.
ExistingRegulatory Overlays
There are no conflicts with any overlay districts, flood plain, or geologic hazards within
the boundaries of the proposed PUD.
Landscaping Concepts
As illustrated of the enclosed plan, the intent of this PUD is to create an image similar to
a rural residence or farmstead. The frontage will be treated with a two-rail boundary
fence located on the right-of-way/property boundary. The County Road 62 frontage will
include a colonnade row of large shade trees such as cottonwood, willow, poplar, or ash
at 40 spacing. A variety of medium shrubs such as upright junipers will be placed behind
the tree row to establish a wind or hedgerow effect. The landscape tracts may be
maintained as a part of a common association or may be individually maintained as a parr
of each lot. The common Out lot A will be seeded with appropriate dryland seed mix for
this area of the County and applied per recommendations of a grasslands consultant:.
Specific Development Guide
Component One—Environmental Impacts
The proposed use, a rural oriented residential subdivision on the edge of Greeley
produces minimal, if any, impacts. The following are the relevant issues that may have
limited impact.
I. Erosion and sedimentation—The nature of a subdivision and home construction
will create earth moving and grading operations. In this case, the site will require
minimal over lot grading and with appropriate grading practices, erosion is
maintained on the premises. The ultimate ground cover for pasture and
landscaping will replace the tilled and exposed soils. A slight reduction to runoff
siltation should be the benefit.
2. Traffic Impacts—The proposal will produce approximately 70 vehicle trips per
day. The existing road system is adequate in design and capacity to address this
modest increase in trips.
Component Two - Service Provisions
Service provisions have been studied during the sketch plan review. No unusual or
unexpected comments were received. Schools, Law Enforcement, Fire Protection, Storm
Drainage, Water and Sewer issues are considered adequately addressed and standard
conditions of approval should address any minimal concerns. Transportation needs
further discussion, however.
The public transportation infrastructure that serves the site is considered adequate. The
internal access and preserving existing driveways, as shown on the site plan, has been
determined not to be consistent with performance standards for access from conceptual
comments received. The access to the newly created lots is an internal street that will
serve all lots that do not have an existing alternative access. The new access point i.s
placed to achieve optimum site distance on County Road 62 and the existing driveways
will not have any functional change from the current use.
The access design is in large part due to the development concept for the larger rural use
lots and the irrigation patterns required for the lot concept to be functional. Because the
lots will require irrigation from north to south, orientation of the street in a manner other
than along the north side would cause inefficient irrigation, excessive moisture to the
basements and foundations of the homes and an inability to properly locate septic
systems.
The existing access from County Road 62, which serves the existing residence, is
important to retain due to its ability to serve as a future access point for heavy equipment
in the event oil or gas activity is required on the property and as will result in minimizing
conflict with the subdivision's internal circulation system. The existing access on County
Road 41 % currently serves an adjacent residence and the property. The access point is
not eliminated regardless of the subdivision design and it permits an efficient use of the
property for lot orientation and use by retaining the driveway use.
The design of the internal roadway will satisfy the County standards for construction and
accommodate all traffic, utility and drainage concerns. There will be a mandatory
Homeowner's Association created to establish and manage a road maintenance
agreement for the internal street. Because the County will not maintain the interior road
and there is no connecting value to the street for public use. it is requested that with the
approval of this PUD, that the interior roadway, as depicted, be allowed to be a private
access easement with all dedications required for public utility and emergency access.
Component Three—Landscaping Elements
The landscaping proposed with the PUD is intended to create a sense of arrival and
screening of the street from the interior. A secondary benefit of the landscaping will
separate any perceived conflicts from cars traveling on County Road 62 from a vehicle on
the internal roadway. All perimeter fencing and northern perimeter landscaping will be
installed by the developer and maintained by the Homeowner's Association. The
Association will, upon determination of its desire for the use of the common area, will
proceed to add landscaping in a manner suited for the open area uses. The submitted map
shows the proposed location and type of landscape materials..
Component Four— Site Design
The following discussion addresses the intent behind the development proposal and hog+
it achieves the spirit behind the Comprehensive Plan policies. The proposal's
compatibility is also addressed below.
1. Site features and development objectives: The property contains nearly 18 acres
of a former farmstead which includes the original home, several outbuildings and
remnants of a former feed yard. The site currently has an irrigation well located
in the northeast corner of the site and approximately 10 acres have been cultivated
in recent history. The property is located within the Greeley growth boundary and
is located north and east of a mixture of rural and urban activities. The property
owner has been contacted by several individuals that have expressed a desire for a
lot in this area which could provide them with a somewhat rural setting to permi�
limited livestock and 4-H uses while being within the Greeley urban area.
An evaluation of the site, its irrigation patterns, the type of uses that were being
requested, resulted in the design that is presented for consideration. The common
area tract will provide a location for equestrian activity if desired by the future
owners. It also will permit collection of return flow from the irrigation and
collection of any necessary storm water. Ultimately, the property to the south
may be excavated for sand and gravel resources. The common area serves today
as a buffer for the residential lots and ultimately will provide a common tract that
can permit passive recreational enjoyment of the reclaimed ponds and
environment created as a result of the mining activity. No intense livestock uses
are in the immediate vicinity. Typical farming activity is common north and east
of the site.
2. The site is consistent with the Comprehensive Plan in that it is an urban use., albeit
at a lower density, and is able to be located within an urban growth area. The
overall objectives underlying the intent behind the Weld County Comprehensive
Plan is the need to keep urban uses adjacent to urban areas—both for efficient
service and utility provisions and to minimize urbanirural conflicts. The ability to
preserve prime agricultural land may be achieved when a smaller, isolated area,
such as the proposed property, can be developed thereby relieving other less
appropriate area from development pressures. The apparent conflict presented
here by The City of Greeley's comments are unfortunate because they do not
permit any interpretation of the specific set of circumstances. The general factors
that Greeley will rely on to discourage this use are the inability for this site to be
annexed and its inability to have sewer service and therefore have higher density.
The assumption that this site is not appropriate for development as proposed xs
without merit. Not all property should have higher densities and, based upon the
surrounding uses, the lower density as proposed in this case would seem to be
more compatible with adjacent uses than a higher density development.
3. Uses within the, PUD are residential and rural uses. The Homeowner's
Association may develop the common area as an equestrian use or may permit to
remain as a passive environment. Should oil and gas development be requested,
the common tract will permit such activity separated from the housing uses
There are no use conflicts within the PUD.
4. The PUD will permit a residential environment on the edge of town where a small
livestock or large garden can be permitted. The types of uses on the adjacent
properties are not activities that will create conflicts or use incompatibility to
occur. The right to farm policy will be applied to inform all prospective residents
that they are adjacent to an agricultural environment. There are no exceptional
activities that are any more in conflict at this site than at other locations
throughout the community area.
Component Five—Common Open Space Usages
The common open space within the PUD will be operated and maintained by a
• Homeowner's Association. The open spaces are for the common enjoyment and use of
the future residents and a mandatory program for collection of fees for landscaping and
roadway maintenance will be established.
Component Six- Signage
Signage for this PUD may include a single entry identification sign. In all cases signs
shall meet the requirements of Section 6.3.6.3 Sign District Regulations as prescribed
within the Weld County PUD Ordinance 197.
Component Seven— MUD Impact
Not applicable
Component Eight—Intergovernmental Agreement Impacts
This site is consistent with the intent behind the intergovernmental agreements in place in
Weld County. The review of the proposal by Greeley has identified the site as within the
urban Growth Boundary. The property is not eligible for immediate annexation and the
City comments suggest that the site should be developed at a lower density, one unit per
ten acres. This general policy is an unfortunate statement of an inflexible desire to only
permit higher density development, which, may not be the ultimate best land use pattern
in all cases. Lower density may only result in less efficient activity without specific
design alternatives expressed through the policy statement. This project has no conflict
with being incorporated into future urban growth. It is an isolated parcel due to
surrounding streets and other physical factors that remove its ability to be connected with
other properties in the area. The inflexibility of the Greeley policy should not be used to
supplant common sense when making a decision on this proposal.
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