HomeMy WebLinkAbout20012486.tiff REFERRAL LIST
NAME: Mikal Torgerson/Colorado Elk Ranch LLLP CASE NUMBER:Z-557
REFERRALS SENT: April 6, 2001 REFERRALS TO BE RECEIVED BY:April 27, 2001
COUNTY TOWNS and CITIES
Attorney X_Ault
_X Health Department Brighton
Extension Service Broomfield
_X Emergency Management Office _Dacono
_X Sheriff's Office Eaton
_X Public Works - Erie
Housing Authority Evans
Airport Authority Firestone
_X Building Inspection Fort Lupton
_X Code Enforcement Frederick
STATE Garden City
_X Division of Water Resources Gilcrest
Geological Survey Greeley
Department of Health Grover
_X Department of Transportation Hudson
Historical Society Johnstown
Water Conservation Board Keenesburg
Oil and Gas Conservation Commission Kersey
Division of Wildlife: LaSalle
Loveland Lochbuie
_X_Greeley Longmont
Division of Minerals/Geology Mead
FIRE DISTRICTS Milliken
_X Ault F-1 New Raymer
Berthoud F-2 Northglenn
Briggsdale F-24 Nunn
Brighton F-3 Pierce
Eaton F-4 Platteville
Fort Lupton F-5 Severance
Galeton F-6 Thornton
Hudson F-7 Windsor
Johnstown F-8
La Salle F-9
Mountain View F-10 COUNTIES
Milliken F-11 Adams
Nunn F-12 Boulder
Pawnee F-22 Larimer
Platteville F-13
Platte Valley F-14 FEDERAL GOVERNMENT AGENCIES
Poudre Valley F-15 US Army Corps of Engineers
Raymer F-2 USDA-APHIS Veterinary Service
Southeast Weld F-16 Federal Aviation Administration
Windsor/Severance F-17 Federal Communication Commission
Wiggins F-18
Union Colony F-20 SOIL CONSERVATION DISTRICTS
Brighton
OTHER Fort Collins EXHIBIT
_X School District RE-9 _X_Greeley
_X Ditch Company Water Supply&Storage Co. Longmont
West Adams
COMMISSION/BOARD MEMBER
2001-2486
Weld County Planning Dept.
f.::-,'ii p 3 2001
(it ‘H.--- , RECEIVED
Weld County Referral
IDApril 6, 2001
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Mikal Torgerson Case Number Z-557 I
Please Reply By April 27, 2001 Planner Chris Gathman t
Project Change of Zone from Agriculture (A) to Planned Unit Development(PUD)for 38 E
single-family residential lots. 1
Legal NE4 Section 12 T7N, R66W of the 6'h P.M. Weld County, Colorado of the 6th
P.M., Weld County, Colorado. l
Location West of and adjacent to WCR 37, south of and adjacent to WCR 84. l
Parcel Number 0707 12 000020 I
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 5, 2001
❑, 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: •
';k� 1G/
Signature dfet Date SS�
Agency PT t7/1 / 1/75/67/f�
Q EXHIBIT
+Weld County Planning Dept. +1555 N. 17th Ave.Greeley,CO.80631 +(970)353-6100 ext.3540 +(9 1 X
U
Town of Ault
Subject: Case if Z-557, Weld County Referral
To: Weld County Department of Planning Services, Chris Gathman (Planner)
The following comments and/or corrections are listed in accordance with the numbering of
paragraphs of the 3-page "Stark Farm Development Guide"attached to the referral:
1. No comment.
2. No comment.
3. No comment.
4. No comment.
5. No comment.
6. No comment.
7. We were under the impression that private septic systems were only allowed on plots 5A
or more!?
8. No comment.
9. No comment.
10. No comment.
11. No comment.
12. No comment.
13. No comment.
14. No comment.
15. No comment.
16. No comment.
2. A. 1.This statement was correct two years ago, and is still close;however,we have three
other developments annexed and about to start building that will more than likely have
accounted for the 98 students (144 DU's) before this project is finished.
2. A. 2. Since this project will not be annexed to Ault, we will not furnish police-
protection.
3. Fire Chief is now Dave Janssen, but position is probably the same.
4. The project would be in our IGA, but not annexed; the ambulance is provided by
our Volunteer Fire Department and/or the county.
5. Not relevant, since we are not annexing.
6. We have not seen a traffic impact study, but request that one be done to show
effect on our Town.
7. We have not seen any engineering reports on storm drainage.
8. No comment.
9. We have not seen this letter.
10. No comment.
3. A. No comment.
4. A. 1. No comment.
4. A. 2. Essentially correct.
3. No comment.
4. No comment.
5. No comment.
5. A. 1. We do not agree with the"roughly two thirds"but agree that it exceeds 15%.
2. No comment.
3. No comment.
6. A. 1. No comment.
2. a. No comment.
b. No comment.
c. No comment.
7. No comment.
8. No comment.
Once our IGA with Weld County has been approved, we would likely be more inclined to annex
this entire 162A. However, annexation approval must come from a public referendum/vote and
chances of it passing are probably no better than 50/50. In the mean time we do not intend to act
on an annexation request until the County takes a position on the referral, and until our IGA is
approved. Even if we did not annex it we might still agree to provide water if appropriate
reimbursement was made for revenue we would normally get from property tax, use tax, etc. We
do not consider that it is practical to provide sewer service to the north part of this property
because of the elevation difference— lift stations would be required. Assuming the County has no
objections to leach fields in this kind of a development,we probably would not object to them, if
we were to ultimately annex the property.
Please contact us if you have more questions.
Respectfully Submitted,
Stanley D. ass
Mayor
MEMORANDUM
TO: Chris Gathman, W.C. Planning DATE: May 25, 2001
E70B1.1
R
• FROM: Pam Smith, W.C. Department of Public Health and
ORADO
Environment
CASE NO.: Z-557 NAME: Mikal Torgerson/Stark Farm
The Weld County Department of Public Health and Environment has reviewed this proposal. A
member of our staff has also observed the site.
The application has satisfied Chapter 27 of the Weld County Code in regard to water service. Water
is proposed to be provided by the North Weld County Water District. A letter of availability from
North Weld County Water District has been provided in the application materials.
The application has not satisfied Chapter 27 of the Weld County Code in regard to sewer service.
Sewer will be provided by individual sewage disposal systems. The overall density of one septic
system per 4.28 acres meets the current Department policy. However, Outlot A is designated for
future development according to the Change of Zone Plat. Therefore, excluding Outlot A,the overall
density of the development is one septic system per 2.52 acres. Lots 20,37, and 38 are less than
1 acre in size. Although the overall density meets the current Department policy, because not all
lots are a minimum of 1 acre, the development does not met current Department policy. The
Department requests that Lots 20,37, and 38 be increased to a minimum of 1 acre each.
The site is within 1 mile of the Town of Ault and it appears that a portion of the site lies in the Urban
Growth Boundary Area of the Town of Ault. The proposed development is north-east of the
irrigation ditch (outside the Urban Growth Boundary Area) and is urban scale in nature.
The initial impact plan submitted in the application materials appears to address all impacts as
required by Section 27-6-40 of the Weld County Code.
A review of the percolation tests performed (random across the site) by Foundation and Soils
Engineering, Inc. dated November 25, 1998 indicate most of the site is suitable for conventional
septic systems. The Economic Feasibility Study of Sewage Disposal states that(3) 1400 square foot
absorption field envelopes have been designated on each lot. The Department requests that they
be combined into 2 larger envelopes. Based on the provided scale, the septic envelopes for Lot 36
will not meet the 100 foot setback to the irrigation ditch. The Department requests that septic
envelopes for Lot 36 be relocated to meet the 100 foot setback to the irrigation ditch. Care will be
required in locating the septic systems on Lots 19 and 37 to meet the 100 foot setback to the
irrigation ditch (envelopes currently just meet the setback).
The Department recommends that primary and secondary septic system envelopes be required on
any proposed plat. The Department also recommends that the envelopes be preserved in a manner
that will allow it's future use in the development covenants. Specifically,the development covenants
should address activities such as landscaping (i.e. planting of trees and shrubs) and construction
(i.e. auxiliary structures, dirt mounds, etc.) should be expressly prohibited in the designated septic
envelopes.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the North Weld County Water District.
2. A Weld County Septic Permit is required for each proposed septic system and shall be installed
according to the Weld County Individual Sewage Disposal System Regulations. Each septic
system shall be designed for site-specific conditions, including but not limited to maximum
seasonal high groundwater, poor soils, and shallow bedrock.
3. Lots 20, 37, and 38 shall be increased to a minimum of 1 acre each.
Mikal Torgerson/Stark Farm
CASE NO.: Z-557
Page 2
4. The three (3) 1400 square foot absorption field envelopes that have been designated on each
lot shall be combined into 2 larger envelopes.
5. The septic envelopes for Lot 36 shall be relocated to meet the 100 foot setback to the irrigation
ditch.
6. Primary and secondary septic system envelopes shall be designated on each lot. Septic system
envelopes should meet the required setbacks as described in the Weld County Individual
Sewage Disposal System Regulations.
7. Language for the preservation and/or protection of the second absorption field envelope shall
be placed in the development covenants. The covenants shall state that activities such as
landscaping (i.e. planting of trees and shrubs) and construction (i.e. auxiliary structures, dirt
mounds, etc.) are expressly prohibited in the designated absorption field site.
8. The applicant shall obtain a storm water discharge permit from the Water Quality Control
Division of the Colorado Department of Public Health and the Environment, if required. Silt
fences shall be maintained on the down gradient portion of the site during all parts of the
construction phase of the project.
9. During development of the site, all land disturbance shall be conducted so that nuisance
conditions are not created. If dust emissions create nuisance conditions, at the request of the
Weld County Health Department, a fugitive dust control plan must be submitted.
10. In accordance with the Regulations of the Colorado Air Quality Control Commission any
development that disturbs more than 5 acres of land must incorporate all available and practical
methods which are technologically feasible and economically reasonable in order to minimize
dust emissions.
11. If land development creates more than a 25 acre contiguous disturbance, or exceeds 6 months
induration,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.
12. "Weld County's Right to Farm"as provided in Appendix 22-E of the Weld County Code shall be
placed on any recorded plat.
0'\PAM\Planning\chzona\z557- WPB
riet.141;,),
Weld County Referral
WIlD
April 6, 2001
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Mikal Torgerson Case Number Z-557
Please Reply By April 27, 2001 Planner Chris Gathman
Project Change of Zone from Agriculture (A) to Planned Unit Development (PUD)for 38
single-family residential lots.
Legal NE4 Section 12 T7N, R66W of the 6th P.M. Weld County, Colorado of the 6th
P.M., Weld County, Colorado.
Location West of and adjacent to WCR 37, south of and adjacent to WCR 84.
Parcel Number 0707 12 000020
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 5, 2001
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
k We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments: NO '\&t5V2diartm l.tsu •c-rslLiNcl.
Signature SQ. yrin Date Iz' n 1
y
Agenc ' J rrn0 tancE
EXHIBIT
+Weld County Planning Dept. •'x1555 N. 17th Ave. Greeley,CO.80631 4(970)353-6100 ext.3540 D
Kilics:::: :,
Weld County Referral
"l ID April 6, 2001
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Mikal Torgerson Case Number Z-557 I
Please Reply By April 27, 2001 Planner Chris Gathman I
Project Change of Zone from Agriculture (A) to Planned Unit Development(PUD)for 38 I
single-family residential lots.
Legal NE4 Section 12 T7N, R66W of the 6'" P.M. Weld County, Colorado of the 6th
P.M., Weld County, Colorado. f
Location West of and adjacent to WCR 37, south of and adjacent to WCR 84. I
Parcel Number 0707 12 000020 I
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 5, 2001
❑ „We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
Cdr We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
• Comments: [[�� h� -n(�
le sew �StaiLMcy \ to, o /� 1J.xA9, n AAA h4aiu Utu
1:Mx k, , ,$t .I cM,9 SAvAOna l �Q-41.A. et tooa4.
b-l. _AOsu.�
Signature �, [/DL.PAt � i Date (pe ;,11 17 &
Agency �ti, U , _„7`7 "`"'Iff"""""""""
_-""'""Y EXHFBIT
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 +(970)353-6100 ext.3540 1 I I
Welc1 Co u
dell County Planning Dept S r l 1<6
We:14'621WD Referral
■ April 6, 2001
C. 4
COLORADO APR 2001
The Weld County Department of Planning Services has received the following item for review:
Applicant Mikal Torgerson Case Number Z-557
Please Reply By April 27, 2001 Planner Chris Gathman
Project Change of Zone from Agriculture (A) to Planned Unit Development (PUD)for 38
single-family residential lots.
Legal NE4 Section 12 T7N, R66W of the 6'h P.M. Weld County, Colorado of the 6th
P.M., Weld County, Colorado.
Location West of and adjacent to WCR 37, south of and adjacent to WCR 84.
Parcel Number 0707 12 000020
1
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 5, 2001
❑ 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: � -I-hat ry� fp
Ikc Ylar1'rlttloz_ S+af s a *dtt7�C r✓Y)paC`l' Wa.5
��u�• [ d( v 1- Q cocci . l (-clout(/' 1:1(s_ Fo
at? a Cop ,
Signature -"c,_ l Date 417 /O.
Agency 1(41 Ac cess
EXHIBIT
•:Weld County Planning Dept. ••x1555 N. 17th Ave. Greeley, CO.80631 •>(970)353-6100 ext.3540 {- /
\A) Lei
M E M O RAN D U IVie'°c°�n
2 c'pf
TO: Gloria Hice-Idler
COLORADO FROM: Chris Gathman, Planner �ei h
SUBJECT: Traffic Impact Study (Z-557 - Stark Farm PUD) CQ
" Here is the traffic impact study that you requested to review for the Stark Farm PUD (Z-557).
Sorry that it was not forwarded to you with the original referral. Let me know if you have any
comments.
•
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EXHIBIT
SERVICE,TEAMWORK,INTEGRITY,QUALITY 13
6
r."........
AO lasf ct:'' `yeld CoWeiicii„c un fy Referral
1 Jj April 6, 2001
illipe I
COLORADO
D
The Weld County Department of Planning Services has received the following item for review:
Applicant Mikal Torgerson Case Number Z-557 j
Please Reply By April 27,2001 Planner Chris Gathman
Project Change of Zone from Agriculture (A) to Planned Unit Development(PUD)for 38 1
single-family residential lots.
Legal NE4 Section 12 T7N, R66W of the 6'h P.M. Weld County, Colorado of the 6th I
P.M., Weld County, Colorado. i
Location West of and adjacent to WCR 37, south of and adjacent to WCR 84. I
i
Parcel Number 0707 12 000020 i
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 5, 2001
0 We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ 'Ve have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
WEST GREELEY
SOIL COP SEm!ATlON DIM[s'r
4302 W.9th ST.RD.
cr.Laty,CD 83634
Signature Date 'if-- 7-0/
`/-D/
Agency
EXHIBIT
+Weld County Planning Dept. •:•1555 N. 17th Ave. Greeley,CO.80631 •:•(970)353-6100 ext.3540 •:•(970)30
Mikal Torgerson Z - 557
50 40
CR 84 41
39\ 31
\ / 52 7
52
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1
47 47
31
I
•
-- •
Legend A
Soils-South Weld
Lakes I N
Vin,,✓ Stream
A/ Railroad
/ \.41 Highway
//\V/ Local Road
Major Road
Property Boundary • *Boundaries are estimated
West Greeley Soil Conservation District
(970) 356-8097
Case Number: IZ - 557
Applicant: I Mikal Torgenson
Planner: 7Chris Gathman
Below is a list of the soils and their limitations according to the USDA, Weld County Soil Survey.
Shallow Dwellings Dwellings with Small Septic Tank Prime Farm
Map Soil Name ; Soil Texture Commercial : Absorption ! Land (if Additional Comments
Symbol ' i Excavations without I basements
basements ; Buildings `, Fields irrigated)
31 'Kim Loam 'Slight I !Slight Yes
32 Kim 'Loam Slight Slight 1Yes
39 i Nunn Loam Severe Severe Severe I Severe Yes
40:Nunn !Loam i 'Severe Severe I Severe }Severe Yes
_- 47:O1ney Fine Sandy Loam Slight !Slight Sight - !Slight - Slight !Yes i
48 Olney }Fine Sandy Loam Slight Slight !Slight i Slight I No
51 I Otero Sandy Loam 1S:igh, Slight IrSiight iSiight- -;Slight ;No
52;Otero !Sandy Loam !Slight !Slight- !S?fight t_ Slight No _ - ...._._.....
i tw
_._._;_._..._._.._........_._. ._..-.. ...._..._.._.. ---T- - - - - - .._ - -- - --_._....._..._..-4.— ,--
•
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._._ ----•_-...-.._....._..-_.._..-.--_---_.•-__•_-_._....._ ..-..__--.._L i ...-... .-._. -......_..-_..._._.._ -_.-.._......._ ._-•---_
i
- - . - 1 - - 1-- _a._.
The West Greeley Soil Conservation District recommends that the applicant does an on site soils test prior to any construction. For a more complete
soils description consult the Weld County Soil Survey or contact our office at (970) 356-8097. If you or the applicant have any questions please feel
free to call our office.
Produced by West Greeley Soil Conservation District
Reid County Planning Dept.
62001
irtet , 1 EcEI vED
'l■g Weld County Referral
WIlD
April 6, 2001
C.
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Mikal Torgerson Case Number Z-557
ec
Please Reply By April 27, 2001 Planner Chris Gathman
Project Change of Zone from Agriculture (A) to Planned Unit Development(PUD)for 38
single-family residential lots.
Legal NE4 Section 12 T7N, R66W of the 61h P.M. Weld County, Colorado of the 6th
P.M., Weld County, Colorado.
Location West of and adjacent to WCR 37, south of and adjacent to WCR 84.
Parcel Number 0707 12 000020
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 5, 2001
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
❑ Vye have reviewed the request and find no conflicts with our interests.
See attached letter.
Comments:
Signature ' eat� 1�/1 _ lt �� Date 4 -(a-®
Agency 4..-t± - h{-.' { D
EXHIBIT
+Weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO.80631 :•(970)353-6100 ext.3540 I 1 5
August 29, 2000
Weld RE-9 School District with district offices located in Ault Colorado
has adopted a methodology to determine the in-lieu payment for
residential dwelling units sufficient to provide adequate educational
opportunities to new residential developments. The School District
Methodology has been developed in a manner so as to fairly
apportion the cost of acquiring school sites made necessary by
residential development.
The total in-lieu payment per dwelling unit is $759. Payment should
be hand delivered or mailed to Weld RE-9 School District, Box 68,
Ault, Colorado 80610. A receipt will be mailed to the party
requesting the exemption and a copy to Weld County Officials.
Please direct any questions to Dennis Scheer, Superintendent of
Schools, 209 West First Street, Ault, CO 80610.
La• M F M 0 RAN Du Meld County Planning Dept,
TO: Chris Gathman, Planner I DKR ECET V E D
FROM: Diane Houghtaling, P.E., Traffic Engineer Dot
SUBJECT: Z-557, Stark Farm, Change of Zone
COLORADO
The Weld County Public Works Department has reviewed this change of zone request. Comments made
during this phase of the Planned Unit Development may not be all inclusive,as other concerns or issues may
arise during the remaining application process. Our comments and requirements are as follows:
COMMENTS:
External Roadways: WCR 37 and WCR 84 are designated as local roads. Local roads require 60 feet of
right-of-way. The right-of-ways for WCR 37 and WCR 84 will need to be dedicated as part of this
development. This project will significantly increase the traffic on WCR 37. WCR 37 presently is paved,
but does not have adequate shoulders. The developer is proposing to add 4-foot shoulders to WCR 37 to
mitigate the traffic impacts of this project. This proposal is acceptable to Public Works.
Traffic Study: The traffic study was submitted. It is not acceptable. The site plan in the study is not
correct. Furthermore,the trip distribution on WCR 37 was discussed with several Weld County employees
familiar with the area. It is our opinion that it does not represent the distribution patterns typical in the area.
It is our opinion that this development will increase the number of left turns from SH 14 to WCR 37 over
the l 0vph required for a left-turn bay. The developer will be required to obtain an access permit from CDOT
to build this left-turn bay.
Internal Roadways: In the previous design,the roadway alignment had the northern roadway longer than
1500 feet. In this proposal, the southern roadway is longer than 1500 feet. No internal subdivision roads
may be longer than 1500 feet. This can be corrected by providing an access to Out-lot A along the second
road. As Out-lot A is to be developed later, it will need to share in the two accesses provided in this
subdivision. A crossing of the irrigation ditch will help tie this subdivision to the town, providing a more
sustainable neighborhood.
Drainage Report: The drainage study was submitted and is not acceptable. Although the basic plan is
acceptable, none of the calculations were included. Please resubmit the study with the hydrologic and
hydraulic calculations.
RECOMMENDATION: Approval
0, The west 30 feet of right-of-way for WCR 37 shall be dedicated to the County.
O The block length for the southerly road shall be reduced to 1500 feet;a connection to Out-lot A shall
be provided.
O The traffic study shall be revised and resubmitted for review. A left-turn bay shall be provided on
SH 14 for WCR 37.
O The drainage study shall be revised and resubmitted for review.
EXHIBIT
If you have any questions, please call.
pc: Z-557
M:A WHILES\dine\DEVELOPMENT'Z-557.wpd
Chris Gathman -z557 Stark Farms Page 1
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A
iisr
4?`O Z
Interoffice Memo
To: Chris Gathman,Department of Planning Services
From: Rick Dill
Date: May 15, 2001
Subject: Z-557 Mikal Torgerson "Stark Farms"
The proposal makes reference to the Ault Police Department but that agency has no
jurisdiction at this site. The basic traffic flow design creates long stretches of roadway with
limited points of ingress and egress. This design needs to include specific traffic calming
strategies in order to mitigate speeding. The Sheriffs Office has significant limitations regarding
traffic enforcement on private roads. I am unable to determine if the roads a private to be
maintained by the HOA from the materials included with the packet I received.
The road names cannot duplicate any existing names in the county geo-file. Road names
with address ranges need to be prominently displayed at all intersections All individual
addresses must be prominently displayed at the individual residences access to aid emergency
responders particularly during hours of darkness.
The developer needs to provide a plan for school bus loading and unloading if the district
intends to bus. It is unlikely the school district will stop at each individual residence. Identifying
a location and a plan for residents that meets the school district's approval needs to be in place in
advance. This will prevent neighborhood issues later which the Sheriffs Office may be called to
resolve.
The Sheriffs Office lacks the ability to absorb any additional service demand without the
resources recommended in the multi-year plan provided to the Board of County Commissioners
or as indicated by growth not considered at the time the plan was developed. I have no other
comments on this proposal.
From the Desk Of...
Rick Dill
Sheriffs Administrator
Weld County Sheriffs Office
910 10th Avenue
Greeley,CO 80631 IEXHIBIT
Phone:970356.4015 Ext 3931
Fax. 970.305.6460 j
Skt City of
Ire Thornton
RJX
coaeao eo5o Weld County pi
anningDept
RECEIVED
May 23, 2001
Weld County Dept. of Planning Services
1555 N. 17th Avenue
Greeley, CO 80631
Case Number: Z-557
To Whom It May Concern:
I am responding on behalf of the City of Thornton and the CrossCut Lateral. Both parties
have an interest in the project proposed by Mikal Torgerson/Colorado Elk Ranch, LLLP
in the NE '/o of Section 12, Township 7, Range 66, near Ault, Colorado.
The City of Thornton owns approximately 1700 acres near or around the proposed
development. The CrossCut Lateral delivers irrigation water to these farms. The
proposal may have some negative impacts on the delivery of water to them as well.
People and ditches usually don't mix. However, if the issue is addressed from the start,
most of the problems will not occur.
The CrossCut Lateral traverses the proposed development from the Northwest to the
Southeast. It then flows under Weld County road#37 and continues South to the
remaining farms that the City of Thornton owns as well as a private landowner. The
foreseeable problem is with trash and debris falling into, or being thrown into, and
eventually plugging the ditch. Children are also a major concern of the Ditch Company.
If they are not made aware of the dangers of fast moving water, a tragedy could occur.
Please feel confident that we are not opposed to the development,just concerned that the
issues mentioned above are addressed before a problem arises.
EXHIBIT
13
The Ci[y o.PI Pin( Proyrcats'
Thank you for your time and consideration in this matter. If you have any further
questions or comments, feel free to contact us at the Farm Management Office located at
111 S. 2nd Ave. in Ault, Colorado. Our phone number is 970-834-2785 and our office
hours are Monday through Friday 8:00-5:00pm.
Sinc ty,
. Foss
-Farm Operations Coordinator
STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY
Division of Minerals and Geology
Depa f1313 Sherntman
n e , Resources
715
1313 Sherman Street, Room 715
Denver,Colorado 80203 March 9, 2000
Phone:(303)866-2611
FAX:(303)866-2461 DEPARTMENT OF
NATURAL
Ms Monica Daniels-Mika RESOURCES
Weld County Planning Bill Owens
1555 N. 17th Ave A Governor
Greeley, CO 80631
y ` O / Greg Ei Wakecr
�•/' Executive Director
Re: Stark Farm PUD Michael B.Long
CGS Review No. WE-00-0034 Division Director
Vicki Cowart
State Geologist
Dear Ms. Daniels-Mika: and Director
In response to your request and in accordance with Senate Bill 35 (1972)I visited this property to
review the plat. A Preliminary Geotechnical and Percolation Investigation report prepared by
Foundation& Soils Engineering (November 1998)was included in the referral.
1) Septic systems. The plat shows clustered lots ranging in size from .58 to .84 acre. Sites for
leach fields and two backup locations are indicated. Although the overall subdivision density is
low, the lot size is small to accommodate ISDS. In lots smaller than .7 acre,there is little area
that is not occupied by a building envelope or leach field site. Residents would need to be
instructed that they cannot build(swimming pools, storage sheds, etc.) in areas specified for leach
fields.
The clustering of ISDS may raise the groundwater level, at least locally. During the subsurface
investigation, groundwater was not encountered to a depth of 15 ft below ground level. However,
the borings were drilled in October,a dry time of year, and probably past the season of irrigation.
If groundwater problems do develop (wet basements), which are more costly than standard
absorption systems, engineered septic systems may be required for replacement.
Although a cluster configuration does facilitate service to the homes and allows more land for
open space and farmland,a 1-acre spacing is more appropriate to maintain septic system
efficiency. The developer should also investigate the possibility of connecting to municipal
sewer system, if there are plans to annex to Ault.
2) Soil. The soils are derived from wind and water-deposited clays and sands. These should not
prove problematic for construction, and spread footing foundations are appropriate. A perimeter
drain that daylights to the access road or is attached to a sump pump should be included with any
subgrade construction.
In summary, the lot spacing should be reconsidered to better accommodate ISDS. Please call me
if there are any questions.
Yrs ly, geld County Planning
e la re MIS', 13 2000
Geologist
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