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Home My WebLink About20002528.tiff • RESOLUTION RE: GRANT CHANGE OF ZONE#541 FROM A (AGRICULTURAL) ZONE DISTRICT TO PUD (PLANNED UNIT DEVELOPMENT) ZONE DISTRICT - JOHN AND CHARLOTTE CARLSON WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to Colorado statute and the Weld County Home Rule Charter, is vested with the authority of administering the affairs of Weld County, Colorado, and WHEREAS, a public hearing was held on the 15th day of November 2000, at 10:00 a rr . for the purpose of hearing the application of John and Charlotte Carlson, do Tom Honn, 1601 Quail Hollow Drive, Fort Collins, Colorado 80525, requesting a Change of Zone from the A (Agricultural) Zone District to a PUD (Planned Unit Development) Zone District for a parcel of land located on the following described real estate, to-wit: Part of the W1/2 NE1/4 NW1/4 of Section 4, Township 5 North, Range 65 West of the 6th P.M., Weld County, Colorado WHEREAS, the applicant was represented by Tom Honn, and WHEREAS, Section 5.3 of the Weld County Planned Unit Development Ordinance provides standards for review of such a Change of Zone, and WHEREAS, the Board of County Commissioners heard all the testimony and statements of those present, studied the request of the applicant and the recommendations of the Weld County Planning Commission and, having been fully informed, finds that this request shall be approved for the following reasons: 1. The applicant has complied with all the application requirements listed in Section 5.3 et seq., of the Weld County Planned Unit Development Ordinance. 2. The request is in conformance with Section 6.4.4 of the Weld County Planned Unit Development Ordinance #197 as follows: a. Section 6.4.2.6.16.4.4.6.1 - That the proposal is consistent with the Comprehensive Plan, MUD Ordinance if applicable, any I.rhrgcce rrrental Agreement in effect influencing the r UD, and the Weld County Zoning and Subdivision Ordinance. The proposed site is not presently influenced by any Intergovernmental Agreements.. The . . .... ... ...... proposal is consistent with the afurt...i..i itrui wJ-Ugaup i ici it., i t i ';r Si .>i ..,n' f €#33:. as follows: 1) UGB.Goal 2 states, "Concentrate urban development in or adjacent to existing municipalities. ." This application proposes urban-scale development as defined by Section 2.18 of the Weld 2000-2 528 PLU4^-.5 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND C-IARLOTTE CARLSON PAGE 2 County f UDF:r;fflni#sOWzs>s a Ordinance and is within the City of Greeley Long Range Growth Area. The intent of this goal is to encourage urban scale development to occur where urban-scale infrastructure is available. 2) R.Policy 3 states, "Weld County should encourage a compact form of urban development by directing residential growth to urban growth boundary areas and to those areas where urban services are already available before committing alternate areas to residential use." The lots will be served by North Weld Courty Water District and Individual Sewer Disposal Systems. 3) A.Policy 7 states, "Weld County recognizes the "right to fare T•. In order to validate this recognition Weld County has established an example covenant which should be incorporated on all pe:rtinert land use plats." The Department of Planning Services will rege ire the covenant to appear on the recorded final plat. B. Section 6.4 2 6 26 %:'k z - The uses which weruleWT be allowed in the proposed PUDF` ss" nos# :...oveU'y'{:s>k₹ will conform with the Performance Standards of the rueft'MqVtit.:::%.4. .:::n'.. t Zone District contained in Section Two-of the Ordinance. ..................... 1) Sec ? 2.1 Access Standards ism:». .=Success to this PUB 4n* 3 r <e a Fy?'f s z# does not meet the requinernery s of Section 4.6.16.12 of the Weld County Subdivision Ordinance that states, "ingress and egress to all lots within the PUD will be to an internal road circulation system. &'r##:`' 1;#3 s ?'>%3# :ass ................................................................. " �........................................ ... 2₹ < T rc ::stck :3Yf: ';k,<₹..'t, ,....#.::, :'2 �'.₹ ₹ t .k# tr < :,?•::: 466]:. The Departments of Planning Services' and Public WorKs are requiring the applicant close two of the three access poirstt- FUrther fl iC applk.a+it 5I ialFP .al y+P the single intorm5fr ad—syste tt a.,t,o nmodate all lots within the PUD. Further, the proposed frontage road alignment for the development is not adequate. At the point of ingress ands-€gran there shall be sufficient area for one passenger vehicle to-turn yr,µ i,JlvularttrH rc.Att. ial-atit.,Fa L, iur 7f+rI-.f-.taytine 2) >,iz` .2 Buffering and Screening - Uses, buildings or structures within and adjacent to a PUD Zone Distil t-srte adequately buffered and screened to make their appearance-and uperatiui Hicnfllvaittu - witfrfihe.srn'rounding uses. 2000-2528 PL1445 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARL.OTTF CARLSON PAGE 3 ka:≥; -ase :Tthere is not adequate.separation between the County road and the internal ................................................................... Adequate separation-Mt h ,IuJc-lai iJSa.cp i icy and tie,i fling to prevent Ilea ,t h`:re-`from the PUD into oncoming traffic-.—A-1-2i iJ vapneg-G„Jgrading-feri will be required prior to acceptance of a final plan applicationc 3) 2.4 Circulation -Development within a PUB Zone District-3`12-H be designed and constructed to include adequatersafe-and �� convenient arrangemt;,,t5 furpcJcstna,rat it}vc,l,iui iciiii-ath ?i off street parking and loading space. — The Department of Public Works has determined that a traffic impact study is not necessary. Per Section 10.2, 10.2.1.7-and 10.2.1.8 of the Weld County Subdivision Ordinance, all intern-a streets shall have a minimum right-of-way of sixty (60)-f€et a„ i-a cul-dc-sac radius of a minimum of sixty-five (C5) feet---Further-Tall stree`, le—errnin1mum-widt'g of ten to twelve r10-12) feet with four (4) foot gravel shoulders. This requireme,„i ie minimum for a paved road subdivi3ion and applies to private or publieally maintained streets. Further, per Section 10.2.1.1 of -he Weld County Subdivision Ordinance, one street shall extend-te the boundaries of each building site, therefore extend th€. cul cc sac to provide access to Lot 1. Remove access points-orietne- two. Additionally,-a stop sign will be required at the point-ef n,g cos-ttrtl Ea PUD. 4) 2.5 Common Open Space - is &fined as any usable parcel-of land or water unimproved and set aside, dedicated;designatedor reserved for public or private-Use or for the use and enjoymei,-,A uw, ors urULa,apa,it -ufiai lit iyt,n,eigl,buri,iy sur;ti arcs Common Open Space includes landscape areas that-are-not occupied by building or uses such as storage or service areas private court yards, parking lots and islands. The amount-and type of common open space provided in a PUB Zone District-shall Lcpii ipuui tiili icJ-en carding to the intensity of the zone districts called for in the PUD or USES specified in the application-ttr*sss specifically delineated in the MUD Ordinance. Coma-col rope—, space shall be designed to be useful to the occupants andl r residents of the PUD Zone District for recreational and scenic purposes. Common open space in the PUB Zone DistricfEsfa4-be owned and maintained in perpetuity by an organization established specifically-for such ownership and maintenance purposes. 20C0-2528 PL1445 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 4 As proposed the site does not meet the open space requirements of the PUD .5'P-�'• `�tiar Lt z"3�,3': ,Y#Y:.£t>is g_x i##£' >> �';3:f>>3•'.-isst₹ z regardin ' resct.J auuu iln iy-Iu. ale.Cl rplau ruui currents. In-order`to-tit€etthe'acces-s e-ap'iefica nt shall delete Lot 7-from the plan. Per Section 6.3.5 and 2.Sv€-the PUB-Ordinance, all open space shall be common to all lots-in-the development-Gommon open space is defined as any useable parcel of land essentially unim atedT dcaigna:ed-ul reo r vcdfiv, publ er rid enjoyment of the owners-or-oeertpants of land adjoining-or neighboring such an area. The open space functions as a scp-ai_ate non-buildable parcel. Each lot shall directly abut-th€ open space element of the PUD.-further, Outlot A and OuthAt C shall connect to each oti ic.r u oh'iy cruu,Flu iuous ai rJtul rtlg CCYc5 Upui f5pat c arty 5) 2.6 Compatibility - rof-landov.s within and adjoining a PUD shall be designed to be compatittle with other USES within and adjoining the PUB. Compatible use , buildiner , rte harrncry i welfare-of the PUD in r — The proposed site does lie within an urban growth area, and the applicant is proposing an urban-scale a'e?Y₹ s'�t t. The rtett to eovenant will be attached to the regres thus informing any new residents that the area surrounding this development is agricultural in nature. Also, future let owners of th , PUB arew<t 3;e made aware of the oil and gas production facility immediately adjacent to the west and south ¢permitted by {JSP t ,.pt' Sec. iiri fl . Yvr>'.>�>? 's : 1089 and tl-SR#679 respectively)-an&*.W.O.ii the wet open cut gravel operation six hundred (600) feet south of the property fp'3's#i3> £ ≥ s * h s{ s s R: *ew `j3'f'i# f '.CUSR-690). Further, the development is within the boundaries of the Airport Zoning Overlay District arid the Runway 9 Critical Zone 3> xt' red ,;, <` i :f Y, �" z nrr < < '"' > , ,<i3 r.f f?�.Y�Y x 't 3tt"t t'} •t. .':,:; s.3• "Both of these areas have been adopted by Weld County through the approval of resolutions by the Weld County Buctil-of County Commissioners. The development proposed would- e , this district cxiot.,-piii id"( the airport-that 2000-2b28 PL1445 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 5 could interfere with the airport's navigable airspace. The height-of objects typical to the proposed development would no likely penetrate this protected airspace. The development proposed would have a negative impact on the Runway 3 Critical Zone-T- T-he-critical zone is located and configured in strict accordance with Federal Aviation Administration (FAA) Regulations and • ,0a established as a condition of Federal Crant Assurances that-Weld County is subject to. TI Iua.;T Gaul antes are specifically written-to ensure that a government jurisdictioi r-vrl 0., .h fede t*kinds for improvements to a public airport enacts the necessary'zoni;Ig restrictions around such airport to eliminate the possibiliLy e' an',' future non compatible land uses that could have negative impact—on-he-air includes residential uses, as well as schools and churches, in its list of non•colnpatibie land uses arum id-publiu alrpu,[s The Department of Planning Services' believes that the-granting of-this Change of Zone with the attached Conditions of Approval and Development Standards will have ,minimal impact on the surrounding land use. 6) 2.7 Design Standards and Improvement Agreements - The Design Standards and Improvement Agreements of Section 10, 12 and 13 of the Subdivision Ordinance shall be utilized. Certain la ................ PU •#rte€%Jn,tDevetopmµr Final Plan requirements may differ fromthose specifically listed in the Subdivision Ordinance j'L�(a{ - L Improvements Agreem,.I IN Iusbu I i appt-uv<U-aI I 1 ruHatc ral tendered. The Change of Zone plat shall not be recorded-until a Drainage Report, signed by a Colorado license engineer has-been provided and approved by the Department of Public Works: 7) 2.9 Landscaping Standards - No building_permit shall be issued for any building or any portion of a fUD'`k >rs<s i "ai;:WAVift.., until the landscaping required by the landscape plan map is in place and/or an on-site Improvements Agreement has been entered into which complieswith the requirements in Weld County PUDPi 3'teu.3';f f<s< { £ pert Ordinances. retng-Planypri3f nihre r-rratraes-fer- plant material, planting schedule, and on-going landscape be required at the time the Final Plan application is submitted- , are 2000-2528 PL1,145 CHANGE OF ZONE#541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 6 Subdivision Ordinance and Section 2.6 and 9.3 of the PUD Ordthant . 8) 2.12 Monuments - Permanent reference monuments shall be set on the Planned Unit Development according to the Subdivision Ordinance and Section 30-51-101, at seq., of the Colorado Reviacd StatuesCRS. 9) 2.14 Parking Requirements - All parking and loading areas within a PUD? Arl UliUMt Ds; yek;« r sdraffz6tt. comply with Section ?1 of the Weld County Zoning Ordinance. Prior to the Board-of submitted for review for Equestrian Parking, loading and eireufratien Further, there shall be adequate parking and loading op ;es-th t shall meet the requirements of the Americans with Disabilities—A.41 and shall be dclineatcd on the Change of Zone plat. 10) 2.15 Phasing - A Final Plan may develop in phases within a PU13, ed #ni¢"Develet ent. Phasing the construction of the development may occur within separate filings or for the entire subdivision. An Improvements Agreement is only required for the phase being developed. 11) 2.16 Public Water Provisions - ing ester regulations, (Colorado Primary Drinking Water Regulations)-and have adequate provisions for a 300-year supply of water. The application materials state that domestic water ittouldM b: provided by the North Weld County Water District. Appropriate my the-tog, edenSt�a's been M is -horeevcr Nre—p ui t l loot, taps, line extension agreements, or-another-Form of-''participation agreement" will be acceptable. The ergreem€n r s shall be approved by the Weld County Attorney's ©Hite A-WafrSttPPErfnfOfrnatjBn-StiMrriuiy.,liulH,rsut`fitted to-the Office of the State Engineer, Division of Water Resources-for their review. Office of the State Engineer response shall be sub ' nning Services' paor-to scheduling a Board of County Commissioners hearing: 2000-2528 PL1<t45 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 7 12) 2.18 Urban Scale Development - a' IV f I Y,GI Its Y ue 5 le-ts and/or located in close proximity to existing PUD's, subdivisions, l , municipal boundaries, or urban growth corridors and boundaries:- All urban scale developrrn,nts-sl ia4fpave the internal road-systems of the development. For the purpose of review, this application is considered urban scale and shall adhere to the requirements of urban type developments. 13) 2.19 USES -t90 wits Ii1 r� nom Zoe tri .`.u.. 3ctted by filings,phases, blocks and lots within a PUB. This-description shall give a clear indication of the type of use-to-take--pfaee-end— deser. =doted • te-a_taiHo deterniirne-density eammon open space, major vehicle and pedestr i � erring cr Old Let-el 1h'y-t/H n.. JJI.ai a. [I IC-ti y�m IIG f lin- IVIZ.u{IJtftr ) the use: M .,.,Rased=+this application does not propose an estimated time frame for on-site construction, including future amenities and landscaping for the screening and buffering of adjacent streets and properties, F gwz Li n O t> saw;:£ <• < .................................... 14) 2.20 Water and Sewer Provisions - A PUD Zu, 3ia',.,t-sha#-be serviced by an adequate water supply and sewage-lisp ,sa; sy,tl..l1C — The application is proposing North Weld County water-an& Weld County Department of Public t lealth & Er1 v.WI' l es it-Mate-3 ti y al Id- ccondary septic system envelopes on each lot, and that} there be language fY ll.lUJl,J i,r a is JGvOlup l enaants fo t , ionf ant /or protection of the second absorption field envelope for lFire use. Additionally, both septic envelopes must meet the ecrent auk ll 111 ll tell I I JctLt- nii y any,l rd ICJ (-Ur IC-1 uI YJPtl 0O) feet and drainage swales venty-five(25) feet. �: i- t le-vtri-thin itiur-I Iul Id,td-(4e lei'l of le-pitpubeetl e 1;0;ll uWvi lc)S +n the PUD shall connect into municipal s€wer-if the provider is willing and able to service the lots. 2000-2:528 PL1445 .................... ................................. CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 8 C Section C.4.2.6.3 3'€ : }-what the uses which would be permitte hail v 1 1 ourdi 'g emitted by the existing Zoning, r c IJ wit!1 the future--deg .opment a'S pru•eclteJ-by-t _i i laotcry.lIal is of affected n la,i;,;perlit1G:$— The City of Greeley submitted a referral response that indicate&,: that-tic proposed development is not consistent with the City's Comprehensive Plan. Further, the development is located within the Greeley-Weld County Airport runway critical area. Although the proposed development is not consistent with the City's Comprehensive Plan, it is consistent with UGB.Policy 3.2 that states "the proposed use, including public facility and service impacts, is compatible with the County's Comprehensive Plan and with other urban type uses." Presently, the site is adjacent to an o and gas production facility immediately adjacent to the west and south (permitted by USR-)& t t P evievr`Permits#1089; and US-P#679 respectively) and the e:%> wet open cut gravel operation six hundred (600) feet south of the property (USR &;ie,s a< .R#` < Pe. 3 ?t:6 24 with the remaining land uses being in agriculture 1 the-ditch uu11 poi lrotipulatnly-11'at dat-Irautivitics-IYaoci.oclrii wt ula` 1tC w '. bsen made to mitigate the concerns of the ditch-compawryt- D. Section 0.4.2.0.46 ?s O4. - That the r UD Zone District shall be serviced ............... mptiance The application is proposing 06S ?ss. ;:?:North Weld County Water District-t'nvi viol, tl Yu3itC aa-n IJiudte,u�rC,vk u Iy. E. Section 6.4.2.65 ; .#3 Z -That street or highway facilities providing access to-the property are adequate in funs t , widtor; and stnjctu-al-uopa,.ity-4v,Y1o„i-ti all 1 Y V . The Weld County 40. j 0£ : 3£Public Works Department has the pruposal, and referral comments indicate that the proposed typical road cross section, right-of-way, and cul-de-sac dimensions iss ,i: not adequate. The attached e: onditions of ar'=.pproval require the plat to be amended to reflect Section 10.2 of the Weld County Subdivision Ordinance. 2000-2528 F'L1445 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUG - JOHN AND CHARLOTTE CARLSON PAGE 9 ................... F. Section G.4.2.G.GCAM. - In the event the street or highway faei-Ries are not adequate, the applica demonstrates the willingness and financial capacity to upgrade the-s'<ree; or highway facilities in conformance with the Transportation Section-of the,Comprehensive yPllan, Subdivision Ordil t�VI di,Y(SY ILY., i -app EuerbL. ruya1 d1i Ig-sttc.t .wa51 Y&we Y Yot��:�r additase(}aC(.ording to sketch plan "o-niYYents. Development Standards and Conditions of Approval ensure compliance with Section 2.1 of the Weld County ........ ................. .................. .......................... f UC jri#; # #Y ut't� ..;g. Ordinance and Sections 10.2, 10.2.1.7 and 10.2.1.8 of the Weld County Subdivision Ordinance. The Weld County Public Works Department and Department of F'l rY Y g Services shall require an Improvements Agreement in accordance-with Sections 12 and 13 of the Weld County Su G. Section C.4 2 6 Th .'Vt'? - That there has been compliance witlr-the applicable requirements contained in the Zoning Ordinance regarding uverlay-Jiah icts, commercial mineral deposits, and soil conditions-en the subject site. As r' xysi? s,:Tthe subject site is located within the Airport Zoning Overlay Distrct and the Runway 9 Critical Zone. As previously stated, ........ ..... i the :'development proposed would have a negative im a on the Runway 9 Critical Zone,:.:":₹?t£5`„„r:^. ,r< ojc a; < (< . .i;i i :i;ii. of ' nz, t {>#"z. 33>f•3'�;##i£;## ;#S"' , »' F.. :,,, , ..<:Sss3i,:•::6 3 :.<,.i.£,+..;k.;:<s s»f#3.,3'QX'(#fE£>:3.v.£:t.3'3fwc:..#:,, I.•: ....i 3#t t#z k ..i.. �... cvelopment-r, Lki i,,ath and /or nea h ' erne-pattern-cOr'ndea development is directly beneath the existing-and'Yutur.. FY eLupproah- path for existing Runway 9, and near the intersection of the down c'ind .`eq for the airports rewprix naY y,unway-cui illy under construction Regardless of which runway is active at tile uiYpuit at-aiYyyivcY timer- alenest-everraireraft landing or taking off from the airport will directly overfly this proposed development." The Conditions i!Approval-and - IY requirements of the Airport Zoning Overlay District as speeified in-Section 51 of the Weld County Zoning Ordinance. The Colorado Geological Ye,c,tc.rral response ��cwe feat rc3r-ns r . . -sots =::r xt bedrock-3tnAcr{i iat-i i Yayver&r icir`Yc's• . Jutfrui n 2000-2528 PL1445 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 10 leartd retufi,lc,,Js nYSE uAtr®Itih,Ji,Iuj ioc,,it-t .,uc „rti,c-�cwetiViio g-ardnng ti,e aLli;lyvf Ili tn-sbjNvi l-5t . �ystc, ,s, srr-their-refcrrar aced S�pte lbur 28, 1900. t e ee al response dated February 23, 200e, the Weld County Building Inspection Department is requiring engineered-foundations-for each structure H Section 6.4.2.6.86,4444 0 86 4:; v -Consistency exists between the prupds ed zone distriet(s), USES, the Specific or Conceptual Development-Eta nt with the Estate Zone District. Due to-H ii'c' e^` :i open space, access and circulation <.... s 4. not-betnt addressed in q} tioflrthe`. N: Department of Planning Services' shall requireNNia the appfieanrt--have-the-Board of County Commissioners hear the Final Plan for this proposed development. 2. The submitted materials are in compliance with Section 6.3 of the Weld Cojntj Planned Unit Development Ordinance (Ordinance 197), as follows: A. Section 6.3.1 Environmental Impacts: The referral response, dated March 10, 2000, from the Weld County Department of Public Health and Environment indicates that the application materials have adequately addressed all of the potential impacts described in Section 6.3.1.2.1 of the Weld County Planned Unit Development Ordinance. B. Section 6.3.2 Service Provision Impacts: The applicant has satisfac:torly addressed the majority of service provision impacts in the application materials. Additional requirements of the Weld County Public Works Department-are addressed through the attached Conditions of Approval. Further, the requirements of the Union Colony Fire/Rescce Department regarding fire hydrants to provide adequate fire flow is addressed through the attached Conditions of Approval. Further, in the referral received from the City of Greeley, the Fire Authority stated the property is outside the response time agreement area and ? :: 6 j < >f, i ?•=the homes„ ,u? L..-spi”;iiklon,J. ........................ ..................... C. Section 6.3.3 Landscaping Elements T , r≤V'ex 4 :% <; :4 S[ ??;2,>.'i < sr .'tt' + G}.3"f.: ;tom?>2..:< `+t t.t£,#�' >,p •f:}:.. . ?'�`'i`1@ d-r-e with 2001)-2528 FL1a45 CHANGE OF ZONE#541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 11 The applicant shall amend the 'Change of Zt,l,..-plat-tu-ilttrstra+e conformance with-Seetton-i 9-and-9. ,ire PUD Ordinance. SSpeeifieaHy-s_dressing on-going maintenance, planting scheduler compatibility with adjacent land uses, berfr n d Lunsi5tent treat Ceti D. Section 6.3.4 Site Design: ₹I eI wN nahi s-i Ilittak1/4711 I lv eerat ,n flic'JIte5-aJJant s . . . tf-the ic,i it-with adjaccnt sites. The rig-hrt-totfarm UG V�1 will be attached to the request, thus informing any new residents that the area surrounding this community is agricultural in nature. Further, future lot owners are kY '> Vii:•,aware that the ruoMmined unit Devetopmert is within the Airport Zoning Overlay District and the Runway 9 Critical Zone, by a note on the plat. The implications associated with locating in the Airport Zoning Overlay-District .-Also. future lot owners of the subdivision arcy'oi.gie made aware of the oil and gas production facility immediately adjacent to the west and south, and the wet open cut gravel operation six hundred (600) feet south of the property. Finally, future lot owners of the subdivision arei it, e mace aware of the potential future eon and Spas production facility to be located is within the boundaries of the Carlson Farms Estates PUEY m a< <t't"f• eve?G ebt. 3rding 56 etc,l tidal rtui E. Section 6.3.5 Common Open Space Usage: The application proposes 3 7 acres of common open space, or twenty (20) percent of the site. As proposed the site does not meet the open space requirements of the PUD ms. . Issues regarding site and open spa ments. In ohitf-tV-lii..c`rtl o..Yi''t.was- tid open space requirements with this application, the applicant shalhdelete Lot 7 from the plan. Per Section 6.3.5 and 2.5 of the PUD Ordinenee;-all open space shall be commate Ihe` an ou:, and contiguous open space area. The applicant shall establish a homeowner oe,itbvF-Section 6.3.5 of the Weld County Planned Unit Development Ordinance as indicated in the Sketch Plan comments. F. Section 6.3.6 Proposed Signage: The applicant is proposing two entry signs at this time. The applicant shall provide the Department-of Planning Services' with additional informaf' tifient: 2000-2528 FL1<tn5 CHANGE OF ZONE#541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 12 height, and m.sthuFi,fta..lrsiyrr. G. Section 6.3.7 MUD Impacts: The proposed c hange of 4one does not lie within the Mixed Use Development area. H. Section 6.3.8 Intergovernmental Agreement Impacts: The proposed ct hange of zZone does not lie within any Intergovernmental Agreement area. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld County, Colorado, that the application of John and Charlotte Carlson for a Change of Zone from A (Agricultural) to a PUD (Planned Unit Development) Zone District on the above referenced parcel of land be, and hereby is, granted subject to the following conditions: 1. Prior to scheduling the Board of County Commissioners hearing: planned unit developments or subdivisions should be planned to take into at,t,vunccatrent and future oil and gas drilling activity to the extent il-and yao JevulUNrnent can reasonably be anticipated." The applicant-shrill either submit a copy of an agreement with the properties mineraFcnners stipulating that the oil and gas activities have been adequately incorporated into the design of the site or show evidence that-an od uate attLiiiyt� a.,�.,�e ri nade to mitiate the concerns of the initierdl owners. Evidence shall be submitted to the Weld County Attorney's Office for review and approval. The plat shall be amended to induce-any possible future drilling sites.-(Dept. of Planning Services) ----E--Appropriate documentation from North Weld County Water-Bistrict-3hai! be provided that indicates not only the taps are available, but that assurance of these connections has been made. The style of assu•-ariori forms, however prepurchase of taps, line extension agreements, or another form of'participation agreement" will b€ acceptable. The agreements shall be approved by the Weid County Attorney's Office. (Dept. of Planning Services) C. A Water Supply Information Sum ary shall be submitted to the Office of the State Engineer, Division of Water Resources for their review.-Cffiec of the State Engineer response shall be submitted to the Department-of Planning Services'. (Dept. of Planning Services) D -Tr-i icuppin.aiit-sl iall-u 11 tr,r outni lit-occupy-Li, ai r ayiL4i fit,'it v&7thtttre date company stipulating that ditch activities have been incorporate&+nto the design of the site or show evidence that an adequate atterrwwpt-has-been made to mitigate the concerns of the ditch company.--Evidence-s alf—&t, 2000-2528 FL1,145 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 13 submitted to the Weld County Department of Planning Services' fo; review and approval. (Dept. of Planning Services) Rescue Department in a memo dated February 28, 2000, a„iJ-provdc evidence-of-approval to the Department of Planning Services. (Union- Colony Fire / Rescue Department, Dept. of Planning Services) F. The applican' shall provide specific documentation regarding the proposed improvements, including, but not limited to "...riding arenas7 eommon boarding facilities and passive recreation facilities" as identified in the application materials. Further, additional information45,c.yuirtJ for the circulation and parking of the livestock trailers for this use within the, PUDs boundary's. C. The applicant shall address the concerns of the Greeley-Weld County Airport Authori'y in a letter dated Marc` 31, 2000. Written evidence-of u solution shall be provided to the Weld County Attorney's Office and the Department of Planning Services for review and approval.— mation shall be submitted to the Colorado Geologic Survey and to the Department of Planning S€.rvtee_; ft,-%tv;cw-and-earn; lent. 2. Prior to recording the Change of Zone plat: A. All proposed street names shall be submitted to the Greeley Post Office for review of duplication of street names. Evidence shall be submitted to the Department of Planning Services that a duplication of street names will not occur with this proposed subdivision. eivict4 B. The Change of Zone plat shall meet all requirements of Sections 28.5.2 and 28.5.3 of the Weld County Zoning Ordinance. (Dept:of Planning C. The applicant shall submit a revised ;landscape and berrning Wan for review and approval to the Department of Planning Services ' ' 3.:zt s z zzz ass c s'Ys s3 '3 £ '# 3`,t3E£#£'#�##�;:#3£;93:;1;3;3"#'£s�'3 3'./ s'4 ? s � .z•: k'!t 331 zk :r3�'?k #>'{: :Y59f f.!>,..<t£ '§ 3' ,?:3i£��#33 a✓..•C�s,B::+3...33# ,#6s ,£:': (Dept: of Planning Services) D. The applicant shall submit a dDrainage r₹Deport, signed by a Colorado licensed engineer, to the Department of Public Works for approval. The applicant shall supply the Department of Planning Services with written 2000-2528 PL1445 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 14 approval from the Department of Public Works. (Dept. of PI-nning , E. The applicant shall address the concerns of the Colorado Geological Survey ' 's.'' r ;SE' in a letter dated March 10, 2000. Written evidcice of a solution f3 z< cc 'caenas shall be provided to the Department of Planning Services for review and approval. (Colorado Geological Survey) F. The applicant shall address the concerns of the Weld County Sheriffs Department t: .z' tpcated,in a memoe:artt#£ i3 dated March 13, 2000 specific to address locations for individual residences. Written evidence ....................... of a solution Y a,c :{>s:_surtts: hall be provided to the Department of Planning Services. (Sheriff's Office) G. The applicant shall submit a proposed estimate for time of construe:ion of the f UD t_:r s s ,,#f aatoeIop;net t. r+i ; H The applicant shall enter into an Improvements Agreement Regardiig Collateral for all improvements to the PUDF€ me ' 3 ££ s.< I - (Dcpt. of Planning ..,ervices) 1 :z3•z b s n5 'snali delete Lot'.1rorr₹he .z tr'ed # ' t ,.i, Y z. ..:...; 32. The plat shall be amended to include the following: A. The location of possible future oil and gas drill site locations(Dept. o* Planning Services, in accordance with Oil Goal 1 of the Weld County Comprehensive Plan.) B ; r � t#3 # ) 3 t�F' £? :"#-r3`# 1.22#t• #"3#'' '', # ;'Y'##£ k..><f . ....ti:;'''I !':'ir. /i;:.:•i (,:N:iv:YY':ti''"!l I: f'1 #''t•.�`isk;}##}..:%3,�.:•';;.,•�1r,;is�:Si#;::`::�t? sf.'f;f::..3:.f::t�:?C2�.<;:£f<..:,:;}.,5iC'+.Y•:w'3CS�£"D},.�::3:t#,t#f.'::t.:;::: .�y:�<.}:�:fk}\f:�:::<ij::�:^£YS.:.:.:':�l}Y.::{{#':Y;:};J:::1,>•,$'{ryi,YY5�::K;,.�:,£�{:Y:}f:;'.v;;5kS�:f::n:,%.,..W�:}f�#i:,'y+.......... i#y,}>2 rlra4,C r# #''i # 'kti.C aso#i< Ys}3 `.cut £r}#>Y2' r ,/fr rCl t2 £ 2;<' :i ':'y':i;i M .r',Efl`. ;>?f'r2fi: r 2'::f£ ''•.'}'t:'i"}:ff;:sT:::t ''} %:,'.'f3ff:.^.ti<:# »'f sr t:5r'# : f:ii;,2},i<.•.t�:;f,:Yfr:;.kF,...�.:��.::�.f.>::.,:�:#,f:,.,.3'?:}.<:;�,��'.�::f:r.�.�:�:�::!.:�::.�:::::::::.�.�.�.�#!�:::::::.. ..:....:..:......::::.....:::.:..........:::::::....:::.::.::.:::............................................................ r:�:.t}::.'.:Y.:�;£5:�;.C:k:t:}.t•:.Y#>£:'.£;3...C,,.f:...#;.{#,h;3;3�.;v}Y,wC#;.<f£;:; };.�.'..+r'..:�>:<'{..;Y.:£,{,/,,:k;:£:.;..;:,.£iff;.<..:i.#..#Y,�,,.;.:.,. rTi rti'{.# i%';;.{ { S s':;y}:;yi.:;»::;:fj'.2}i$::: +% J�:#:3.E.#t:Ct tf :k•£8}#S:##�#}}#Y:£t: ?}+?. $, : .....::..�.:. £≥}u2,k, °i, }' &6?;::.. :'fi:3i'###.MeMiga. s} #i'. OUtIOtA3ridOutiot shall be labeled "Non-buildable outlot". Development on the outlot shall be limited to open space. No structures shall be allowed. Further.. Outlot A and Outlot B shall be reconfigured to form one contiguous open space.(Dept. of Planning Services) C. Additional fire hydrants, as per the referral received by Union Colony Fire/Rescue. sate) 2000-2528 FL1445 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 15 D. The applicant shall meet parkinviMlibl-EWE!:Tw4imiiii,snc[z Ar :} internal site circulation requirements of the American's with Disabilities Act. (Departnovi it of Plea t.ling Sc.rvi.,c.s E. Primary and Secondary septic system envelopes shall be designated on each lot. Each envelope must meet minimum current setbacks as specified in the Weld County Individual Sewage Disposal System Regulations ..:s:.r t';33''•S:f}} t f t ..y>wom 3.3'!} s z z>z s• < `s•< � , t# ^. >, # Evidence of Department of Public Health On Environment approval shall be submitted to the Department of Planning Services. (8ept. of PtHatie 1-ie&t'1 & Ci iviren rceftt3 F. All future signs including entrance signs. (Dept. of Planning-Services) G. ₹ s . s. ..f..z. .t I:;.2. I.: 3^.# t0k-t: tf� s s . > •s,.:. . Tine internal street shall have a minimum right-of-way of sixty (60) feet and an outside cul-de-sac radius of a minimum of sixty-five (65) feet. The street shall have a minimum width of ten to twelve (10-12) feet with four (4) foot gravel shoulders. This ,u rer' 3 t f z 3 z a i];: ?> ta'ie 3 f'YaF:: t t}IY{L •f.sAe:aPpi1e.. ..=;r .Ye Or .Yt Sr.: f. r . There shall be a twenty (20) foot minimum area, enoetgh-for passenger vehicle, to turn perpendicular to the external strait-at-tile future right of way line.-(Dept. of Planning Services, Dept. of Public H. W Cf z3 > . t z ;u:R 62 (Bliss Road) and WCRVJ 4f,r 41.5 are designated as local paved roads in the Weld County Comprehensive Transportation p9"lan and the Greeley Transportation plan which-requires 100 feet of right-of-way at full build out. There is presently 60 feet of right-of-way. A total of 50 feet from •s t > z %i. tnc centerline of Weld County Roads 62 and 41 5 1=. W'*\ z•ztz i">k :?•'s#3 right-of-way reservation for future expansion of Weld County Roads 62 and 41.5 The location of the Airport Zoning Overlay District and the Runway 9 ............... Critical Zone, and if applicable, the location of Aviation?(rvs: :#3ys Easement for the r UDt"'#at 7a E .t t t ^> Ntrrk' £. J. The applicant shall address the concerns of the Weld County Department of Public Works 4-i ittf.. z 2:≥ in a letter dated March 2, 2000, specifically ...................... issues regarding site access and circulation. To meet the access requirements, the applicant shall provide one internal road circulation system that is an internal paved road system extended to the boundaries of each building site. 2000-2528 PL1t145 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 16 z; ,j vz:ft u04. i S€v1 s0s<Ys.: £ , _. .. ;et . cress ei s ...:z Further, at the point of ingress and egress with the proposed frontage road and the County road, there shall be a twenty (20) foot minimum area, enough for one passenger vehicle, to turn perpendicular to the external street at the future right-of-way line. _„ ;tom,nal streets shall have a minimum right of-way-ot-sixly (C8) u o55',--feet- Ali-streets shall have a minimum width-often to twelve (10-12) feet with four (4) foot gravel shoulders. (Dept. of Planning Services, Dept. of-Poi-;ftc Works) K The applicant shall place an "Avigation Easement over the entire PUD '3<, i v t ij 0c f.00 E from the property owner(s) and/or developer to the authority. W11ile sSuch an easement would assist in protecting the airport from nuisance claims, ft-wou1d i ewevey %v still permit a non-compatible land use in one of the airport's critical zones." -43. The Change of Zone plat map shall be submitted to the Department of Planning Services' for recording within 30 days of approval by the Board of County Commissioners.- (Dept. of Planning Services) 54. The PUDf 2 : r; $ 3 £ *, N1 p1erit Final Plan shall comply with al regulations and requirements of the Weld County Planned Unit Development Ordinance 197. . 65. The site shall maintain compliance at all times with the requirements of the Weld County Departments of Public Works. Public Health and the Environment, ,and Planning Services, and adopted Weld County Ordinances and Policies.--(Deph of Planning Ccrvk .s) 6. Paving of interior roads shall be required in accordance with Section 2.1 of the Planned Unit Development Ordinance 107. The plat shall reflect this change prior to recording. (Dept. of Planning Services) 87. Installation of utilities shall comply with Section 12 of the Weld County Subdivision Ordinance. (Dept. of Planning Services) 9 . The applicant shall comply with Section 8.7 of the Weld County Planned Unit Development Ordinance. (Dept. of Planning Services) 169. In the event that more than five acres of the site re-are disturbed during the construction and development of this site, the applicant shall obtain a arm oa `-ater a€ ,ischarge permit from the Water Quality Control Division of the Colorado Department of Public Health and the-Environment. Silt fences shall be 2000-2528 FL14'15 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 17 maintained on the down gradient portion of the site during all pas : S: of the construction phase of the project. (Dept. of Planning Services) 4-1- . The Change of Zone is conditional upon the following and that each shall he placed on the Change of Zone plat as notes prior to recording: A. The site specific development plan is for.a PUDt?'<r s3r:i e..hange of ztone from t(: Aagriculturai; 3s to PUB >i: >>, < ' 3: rs �. . .<#.. , .4t3.,tc3# #..:�c,>c^t��g zEs4.ut�., .. "£.:Ewlth ₹. <:LSfafc) Zone District uses as indicated in the application materials on filet the Departi vent of Planning Services and subject and governed by the Conditions of Approval stated hereon and all applicable Weld County Rregulations. Substantial changes from the submitted plan will require additional review of the Final Plan by the Board of County Commissioners at a public hearing. Noncompliance with any of the foregoing Conditions of Approval may be reason for revocation of the Permit by the Board of County Commissioners. B. Outdoor storage shall be screened from public rights-of-way and adjacent properties. C. The applicant shall obtain water from North Weld County Water Distric. and sewer service shall be Individual Sewage Disposal Systems D. Language shall be included in the development covenants for the preservation and/or protection of the second absorption field ................ .............................................. 13 s s t i ':> - .1ft >,' .tS..; i: future use. E. A Weld County Septic Permit is required for each proposed home septic system and shall be installed according to the Weld County ti1dividoal Sewage Disposal Systemi Al Regulations. F. Should municipal sewer service become available within four hundred (400) feet of the proposed PUBS':<:s :c % : t3 s3'r%3{ '#s.::s„, then-the homeowners in the f UDV •fz. £ s ;f > L,`t3r'3:: shall connect: into *i municipal sewer if the provider is willing and able. G. During the development of the site, all land disturbance shall be conducted so that nuisance conditions are not created. If dust ernissicns create nuisance conditions, at the request of the Weld County Department of Public Health and Environment, a ft ugitive dfiust c.on rol plan must be submitted. H. In accordance with the Regulations of the Colorado Air Quality Control Commission, any development that disturbs more than five acres of land 2000-2528 FL1,145 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 18 must incorporate all available and practical methods which are technologically feasible and economically reasonable in order to minim ze dust emissions. Each lot on the plat is located within the Airport Zoning Overlay District and the Runway 9 Critical Zone, and as such future property owners shall ......................................... ... ...................... . .............. ... be aware that the f UDf₹: MA— #f # ;3 ,:? # p3^e is within the aAirport s navigable airspace. J. A Homeowners' Association shall be established prior to the sale of residences. Membership in the association is mandatory for each residential owner. The.:Homeowners' association is responsible for liability insurance, taxes and maintenance of open space, streets, Ovate utilities, and other facilities. Open space restrictions are permanent. K. Addresses to the residences shall be visible from the internal street of he L. ni !',.3^".2.:f he Right To -rnprehensive Plan shall-die RIG! IT TO FARM COVENANT Weld County is one of the most productive agricultural Bounties*n t+le . ,n and spacious, but they are intensively used for agriculture. Persons moving into a rural area must recognize there are drawbacks, including-corNets with longstanding agricultural practices an ices'-than in town. if err tong-est fusions of ud..ai ruo rs h rto a rural area. Well run agricultural activities will generate off-site-impacts, including noise from traetors-erftd-equiphicom animal pens, field work, harvest, and gr orrreinims confinement, silage, and manure; smoke from-ditch-burning; flies-and li₹ers-ifr-the-fields,Ids including-the nevec "out of the way" of residential development without threatening-Hie efficient delivery of irrigation to fields which is essential to fen iri production. - ize-race. n.EU3tfty. 2000-2528 FL1'i'15 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 19 roads outside of municipalities. The sheer magnitude of the arcerto-be JVIv1.J-stetches available resources.-L-aw enforcement is based on responses to complaints more than on pats he distances which must be traveled may delay all emeryt.l it.y-rwPOr 1sss; including law enforcement, ambulance;an I ally provided by volunteers who must leave their jobs and families-to-respond I avel roads, no matter how often-they are • errpd road.-Snow removal priorities mean that roads from subdivisions to arterials may not be cleared for several days after a majors la vs,orm- Snow removal for roads within subdivisions are of the lowest-priority—for public works or may be the private responsibility of the homeownerr- vin rural areas, in many eases, will not be equivalen -terrnunicipal Children are exposed to different hazards in the county than in an-urban or-sm Qrbar rsettirg—Farm equipment and oil field equipment, ponds--and ical power for pumps and center pivot ops atier;s, high s-pecd traffic, sand burs, puncture vines, territorial farm dogs, aid livestock present real threats to children. Controlling children's activities is important,�)not only for their safety, but also for the protection of-the foil Iit•l' 1IvcllrIvvJT M. Proper building permits shall be obtained prior to any construction or excavation. N. Building permits are required for any accessory buildings being constructed or moved onto the property. Additionally, permits are required for any decks and patios. O. All foundations of principal dwellings will be required to be engineered. Such foundation design shall be based on a site-specific geotechnical report or an "open hole" inspection made by a Colorado licensed engineer. P. All buildings or structures shall maintain distances from property lines and adjacent buildings as outlined in Table 5-A of the 1997 Uniform Building Code. Q. S#::z grEzz; :; 3: ?::t9 zr<#iica ill residential structures shat be wprinklcrcd. R. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld County Zoning Ordinance-o o ltded. 2000-2528 PL14'15 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 20 S. The property owner shall be responsible for compiling with the Performance Standards of Section 2.1 of the PUBP s'rpif s :zt, fl:i c a ,s 3 c ≥ Ordinance. T. The property owner shall be responsible for complying with Supplemental Procedures and Requirements of Section 8 of the PUDP:an Q?::?..V0,74i73. Ordinance. U. Personnel from the Weld County Departments of Public Health and Environment and Planning Services shall be granted access onto the property at any reasonable time in order to ensure the activities carried out on the property comply with the Development Standard: i approval stated herein and all applicable Weld County Rregulations V. The parking lot area shall maintain compliance with Section 41 of the Weld County Zoning Ordinance as amended. W. No development activity shall commence on the property, nor shall any building permits be issued; on the property until the final plan as been approved and recorded. X. All signs, including entrance signs, shall require building permits. The property owner shall be responsible for maintaining compliance with the signage requirement of' F`:Ciyi«:z 42.2 of the Weld County Zoning Ordinance. These requirements shall apply to all temporary and permanent signs. Y. The applicant shall comply with Section 8.7 of the Weld County Planned Unit Development Ordinance (Ordinance 197) as follows: Failure tc submit a Planned Unit Development Final Plan - If a PUD Final Plar application is not submitted within two (2) years of the date of the approval of the PUD Zone District, the Board of County Commissioners shall require the landowner to appear before it and present evidence substantiating that the PUD project has not been abandoned and that the applicant possesses the willingness and ability to continue with the submittal of the PUD Final Plan. The Board may extend the date for the submittal of the PUD Final Plan application and shall annually require the applicant to demonstrate that the PUD has not been abandoned. If the Board determines that conditions or statements made supporting the original approval of the PUD Zone District have changed or that the landowner cannot implement the PUD Final Plan, the Board of C:ocnty Commissioners may, at a public hearing revoke the PUD Zone District and order the recorded PUD Zone District reverted to the original Zone District. 2000-2528 PL14/15 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 21 -1-Z1.1]. At the time of Final Plan submittal: .. ... .. ..................................................................... ............................... .................................................. A. z3;o!ic � ra#? sz rz ?.3.. 3#>r s{?3 c;<t3# 3 z f r ? s^:: :The r• applicant shall submit an o 2n-site'improvements wzvgreement that addresses landscaping in compliance with Section 6.3.3.2 of the PUDPk:nn z,,D e c:f" £ Ordinance-1-97. (Dept. of flaming v i.,e:i)- B. The applicant shall submit evidence to the Department of Planning Services that approval was received from the Departrttcrrk-uf Public Works of an Improvements AgreementRetgarding cCollateral for the Transportation portion of the P9 #B >3 fF«. #£ }:"0 .;s s,f <.z I: reviebi i-✓.}'.. > r 9 i S..yX<:,::2tt ii i >.i.•i2 ..F.< uv f.: DepafF�e�f<,.n f# f�Y.3.. .c:. . .: f ...... , ::'. scl r t of r..:: ,aSl.:s>ca .# i.fir ( ct z .f{.,£:.>:• ;333^.".'S W z - 12 of f.. i >:;.;E514wii a�• :;. c �#t^E ><`.3'v....: L> 5f... :;.3 . . •.:: s .. is ✓e(e•. nt:4tE0?.:O5i u. (Departments of Public Works,-Pianrsine Services) C. Service Provision Impacts for ambulance shall be addressed as required by Section 6.3.2 of the PUDYP#: ' ' n3rst ve,41:.&.::r Ordinance-9g. (Dept. +312. Prior to the release of any building permits: A. The applicant shall supply designated street signs and sStop #n <• < # s o:iii, as required bONIIi Weld County z r ••• ':` Public Works, at Hu.-apprup,'ate location. (Weld County Public Woks 2000-2528 FL1445 CHANGE OF ZONE #541 FROM A (AGRICULTURAL) TO PUD - JOHN AND CHARLOTTE CARLSON PAGE 22 The above and foregoing Resolution was, on motion duly made and seconded, adopted by the following vote on the 15th day of November, A.D., 2000. BOARD OF COUNTY COMMISSIONERS WELD COUNTY COLORADO ATTEST: Barbara J. Kirkmeyer, Chair Weld County Clerk to the Board M. J. Geile, Pro-Tem BY Deputy Clerk to the Board George E. Baxter APPROVED AS TO FORM: Dale K. Hall County Attorney Glenn Vaad 2000-2528 PL1445 Hello