HomeMy WebLinkAbout20011218.tiff a a OFFICE OF COMMUNITY DEVELOPMENT
City of 110010TH STREET,GREELEY,COLORADO 80631(970)350-9780 FAX(970)350-9800
Greeley
Weld County Planning Dept
April 10,2001
"^'31
Kim Ogle
Weld Cou
nty County Planning Department RECEIVED
1555 N. 17`"Avenue
Greeley, CO 80631
Subject: Z-556 Leroy Johnson/Prairie Echoes Change of Zone from A(Agricultural)to PUD
(Planned Unit Development)
Mr. Ogle,
The City of Greeley Planning Commission considered the change of zone request from Leroy
Johnson/Prairie Echoes today at its regularly scheduled meeting. Planning commission voted 7-0 to
recommend denial of the proposal to the Weld County Planning Commission because they found that
the proposed Planned Unit Development does not comply with the policies and intent of the City of
Greeley's Comprehensive Plan and Resolution 7, 1985.
If the Weld County Planning Commission approves the proposal,the City of Greeley Planning
Commission recommends that it should be on the condition that the private access road is paved with
concrete or asphalt to reduce the development's impact on air quality and that fifty feet of right-of-
way be reserved from the centerline of WCR 54 to facilitate the development of WCR 54 as a
future arterial roadway.
If any questions arise,please do not hesitate to contact me at 350-9296.
Sincerely,
Michael Whitley
Planner II
2001-1218
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SERVING OUR COMMUNITY • IT S A TRADIT .'t
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Apr 12 01 10: 43a TOWN OF KERSEY (970] 353 2197 p. 3
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March 5, 2001
COLORADO
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The Weld County Department of Planning Services has received the following item for review:
A,oplant Leroy Johnson /Prairie
Case Number Z-556
Echoes Estates
Please Reply By March 26, 2001
Planner Kim Ogle
Proje:t Change of Zone for 5-Lot PUD-
Legal Lot A of RE-2308 being part of the N2 of Section 25, Township 5 North, Range 65
West of the 6th P.M., Weld County, Colorado.
r Location South of and adjacent to WCR 54; %mile east of WCR 47.
I Patcet Number 0961 25 000062
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) May j, 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.
Cl See attached letter.
Comments:
Signature Illwiossess1 ,k nze`i Date 1
Agency i -_
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+Weld Count`s Planning Dept. +1555 N. 17th Ave. Greeley, CO.80631 4(970)353-6100 ext.3540 4(970)304-6498 fa
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April 6th, 2001
Weld County Department of Planning Services
Mr. Kim Ogle
1555 N. 17th Ave.
Greeley, CO 80631
RE: Weld County Referral, Case No. Z-556
Dear Mr. Ogle:
The Greeley-Weld County Airport Authority has reviewed the subject Weld County Referral
submitted for Prairie Echos Estates and offers the following comments:
The location of the proposed development is within the Greeley-Weld County Airport's
Area of Concern as defined in the Greeley-Weld County Airport Surrounding Land Use
Guidelines. Specifically,the site is located beneath the 7:1 Transitional Surface associated
with the approach slopes for Runway 34 at the Greeley-Weld County Airport, and is also
in close proximity to the final approach path for that runway. While the Greeley-Weld
County airport does not specifically object to this proposal, it should be noted for the record
that this property may experience a high number of aircraft overflights due to its proximity
to the airport and the runway final approach. Additionally, it is recommended that as a
condition of approval, Weld County require the property owner(s) to execute an Avigation
Easement, which will protect the interests of Weld County, the City of Greeley, and the
Greeley-Weld County Airport Authority in the future from potential nuisance complaints that
may be generated by aircraft noise.
Please call me at 336-3001 with any questions.
Sincerely,
777. C /ALL"
Michael A. Reisman, A.A.E.
Airport Manager
T
P.O. Box 727 • Greeley, CO 80632 • (970)336-3000 • FAX(970)336-3030
APR-0S-01 03 :49 PM CARDEN CITY TOWN HALL . 9703516549 P. 01 M.; 4.16:14, 1 Weld County Referral
I
II1D March 5, 2001
COLORADO
The Weld County Department of Planning Services has received the following Item for review:
7
Applicant Leroy Johnson/Prairie Case Number Z-556
Echoes Estates
Please Reply By March 26. 2001 Planner Kim Ogle
Project Change of Zone for 5-Lot PUD.
Legal Lot A of RE-2308 being part of the N2 of Section 25, Township 5 North, Range 65
West of the 6th P.M.,Weld County, Colorado.
/s Location South of and adjacent to WCR 54; 1A mile east of WCR 47.
Parcel Number 0961 25 000062
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) May 1, 2001
O We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
., We have reviewed the request and find no conflicts with our interests.
❑ See attached letter,
Comments:
Signature at.".4 Date
Agency O f
+weld County Planning Dept. +1555 N. 17th Ave. Greeley,CO. 80631 +(970)353-6100 ext.3540 4(870)304-g4•
mow
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04/05/2001 14:45 970-204-6042 LA SALLE FIRE PAGE 01
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Weld County Referral
March 13, 2000
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Leroy Johnson Case Number S-527
Please Reply By April 3, 2000 Planner' Kim Ogle
Project Sketchplan for a 5-Lot Planned Unit Development(Johnson Farms 5-lot PUD)
Legal Lot A of RE-2308 being part of the N2 of Section 25, Township 5 North, Range 65
West
Location South of and adjacent to WCR 54; 'F mile wast of WCR 47
Parcel Number 0961 25 000062
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.
❑ We have reviewed the request and find that it does/does not comply with our Comprehensive Plan
Cl We have reviewed the request and find no conflicts with our interests.
Cl See attached letter. I ` �I /
Comments: / _net h ydra., (1 /.Per a Salle /T,e pis se ce r"t:�u r.'�+,�•S
Lord 6 61. We wit/ f I / /Ai
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Signature ( eatDate // 7
Agency 'h,a_ gm fieg,-c Prolec l'Aer, JJ[sT
+Weld County Planning Dept *1555 N. 17th Ave,Greeley,CO.80631 0(970)353-6100 ext.3540 O(970)304-6498 fax
w re
04/05/2001 14: 45 970-284-6042 LA SALLE FIRE PAGE 02
a Salk r lrc toted/on 'District
PHONE 97O-284-6336 • FAX 97O-284-6O42
June 12, 2000
Mr. Cody Wooldridge
Central Weld Water District
2235 2nd Avenue
Greeley, CO. 80631
Mr. Wooldridge,
This letter is in reference to the Leroy & Phyllis Johnson, a.k.a. Johnson
Farms PUD, located "/z mile East of WCR 47 on WCR 54. The La Salle Fire
Protection District requests that the following minimum requirements be met
to satisfy the Uniform Fire Code Requirements for fire protection of the
planned PUD.
At least one fire hydrant shall be located in the PUD with a minimum of
1,000 gpm flow at 20 psi. The ideal location of the hydrant would be at the
West lot line of lot 4, between lot 4 and the proposed open space area. I have
attached a hydrant specification sheet which is required by the La Salle Fire
Protection District.
If you have any further questions you may contact me at the above phone
number.
Sincerely,
Gary Sandau,
Fire Marshal
r
118 iMMAIN STREET F .:. 3q:< _. . .- -.__E. _..CL 4ADQ 30645
04/05/2001 14: 45 970-284-6042 LA SALLE FIRE PAGE 03
FIRE HYDRANT SPECIFICATIONS
Fire Hydrants shall be installed and maintained so that the center of the
lowest water outlet is not less than twelve inches, nor more than thirty inches
from the ground. All hydrants, existing and future, shall be free from
obstructions a minimum of five feet in all directions. All hydrants shall be red
in color. All curbing in from of each hydrant shall be painted yellow for a
distance of fifteen feet from the center of the hydrant in both directions. All
hydrants shall have three outlets consisting of two -- two and one-half inch
hose outlets and one -- four and on-half inch pumper outlet. All threads shall
be American National Fire Hose Connection Screw Thread, abbreviated as
NH, NST or NS. All hydrants shall have a one mid three-eighth inch pentagon
on the stem and on all caps. All hydrants shall have a shut off valve located in
front of the hydrant on the water line. Nothing less than a six inch water line
shall be attached to a fire hydrant. Minimum residual pressure of 20 p.s.i. at
the fire hydrants shall be required to provide minimum fire protection.
MEMORANDUM
W I� TO: Kim Ogle, W.C. Planning DATE: April 18, 2001
FROM: Pam Smith, W.C. Department of Public Health and
COLORADO Environment
CASE NO.: Z-556 NAME: Leroy Johnson/Prairie Echoes Estates
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 PUD Ordinance No. 197 in regard to water and sewer service. Water
will be provided by the Central Weld County Water District and sewer will be provided by individual
sewage disposal systems. The minimum proposed lot size (2.5 acres) coupled with the overall
density of one septic system per 5.6 acres meets the current Department policy. A"will serve" letter
from Central Weld County Water District was included in the sketch plan documentation. Estimated
costs for line extension and water taps were submitted with this application.
Based on a geotechnical report from Terracon dated February 10, 2000, the site is unsuitable for
conventional septic systems because of shallow groundwater. Groundwater was observed from 3.5
to 5 feet below the ground surface during the site investigation on December 29, 1999. These
observations were made during periods when the groundwater level is likely to be low. In response
to the report the Department requested that the borings be monitored during the anticipated
seasonal high groundwater(September). Additional boring observations on October 3, 2000 from
Terracon indicates the groundwater level ranges from 1.4 feet to 1.8 feet below grade. Because
of this the systems will be required to be designed by a registered professional engineer. The
Department received a letter from Church&Associates, Inc. dated April 13, 2001 proposing optional
septic systems for the property, considering the high groundwater table observed at the site. These
proposed systems are acceptable for installation on the site, although a reduced size absorption field
is not allowed for advanced treatment systems.
Primary and secondary septic system envelopes have been designated on each lot as
recommended. The application states that language restricting building on the septic system
envelopes will be included in the homeowners association covenants, which will be submitted with
the Final Plan application.
The application does provide an initial impact plan as required by section 4.2.5.14 of the PUD
Ordinance, and appears to adequately address all potential impacts.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the Central 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.
3. Each septic system shall be designed for site-specific conditions, including but not limited to
maximum seasonal high groundwater, poor soils, and shallow bedrock. Maximum seasonal
Leroy Johnson/Prairie Echoes Estates
CASE NO.: Z-556
Page 2
high groundwater has been documented at 1.4 feet below the surface, based on boring
observations on October 3, 2000 from Terracon.
4. Each septic system shall be designed using a Colorado Department of Public Health and
Environment approved advanced treatment system.
5. 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.
6. 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.
7. 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.
8. 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.
9. 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.
10. "Weld County's Right to Farm"as provided in Appendix 22-E of the Weld County Code shall be
placed on any recorded plat.
Additionally, the Department is requesting that conditions for approval items 2 through 6 also be
recorded on the plat.
O'.\PAM\Plenningkhzone\Z556-2.wpd
Kim Ogle Z551i-2 wpd Page 11
t
COLORADO
MEMORANDUM
TO: Kim Ogle, W.C. Planning DATE: April 18, 2001
FROM: Pam Smith, W.C. Department of Public Health and
Environment
CASE NO.: Z-556 NAME: Leroy Johnson/Prairie Echoes Estates
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 PUD Ordinance No. 197 in regard to water and sewer service.
Water will be provided by the Central Weld County Water District and sewer will be provided by
individual sewage disposal systems. The minimum proposed lot size (2.5 acres) coupled with
the overall density of one septic system per 5.6 acres meets the current Department policy. A
"will serve" letter from Central Weld County Water District was included in the sketch plan
documentation. Estimated costs for line extension and water taps were submitted with this
application.
Based on a geotechnical report from Terracon dated February 10, 2000, the site is unsuitable for
conventional septic systems because of shallow groundwater. Groundwater was observed from
3.5 to 5 feet below the ground surface during the site investigation on December 29, 1999.
These observations were made during periods when the groundwater level is likely to be low. In
response to the report the Department requested that the borings be monitored during the
anticipated seasonal high groundwater (September). Additional boring observations on October
3, 2000 from Terracon indicates the groundwater level ranges from 1.4 feet to 1.8 feet below
grade. Because of this the systems will be required to be designed by a registered professional
engineer. The Department received a letter from Church & Associates, Inc. dated April 13,
2001 proposing optional septic systems for the property, considering the high groundwater table
observed at the site. These proposed systems are acceptable for installation on the site,
although a reduced size absorption field is not allowed for advanced treatment systems.
Primary and secondary septic system envelopes have been designated on each lot as
recommended. The application states that language restricting building on the septic system
envelopes will be included in the homeowners association covenants, which will be submitted
with the Final Plan application.
Kim Ogle 2556- Page22 wpd ......,
•
Leroy Johnson/Prairie Echoes Estates
CASE NO.: Z-556
Page 2
The application does provide an initial impact plan as required by section 4.2.5.14 of the PUD
Ordinance, and appears to adequately address all potential impacts.
The Department recommends approval with the following conditions:
1. Water service shall be obtained from the Central 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.
3. Each septic system shall be designed for site-specific conditions, including but not limited to
maximum seasonal high groundwater, poor soils, and shallow bedrock. Maximum seasonal
high groundwater has been documented at 1.4 feet below the surface, based on boring
observations on October 3, 2000 from Terracon.
4. Each septic system shall be designed using a Colorado Department of Public Health and
r Environment approved advanced treatment system.
5. 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.
6. 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.
7. 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.
8. 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.
9. 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.
10. "Weld County's Right to Farm" as provided in Appendix 22-E of the Weld County Code shall
be placed on any recorded plat.
Page 3
F Kim Ogle Z555 2 wpd
Leroy Johnson/Prairie Echoes Estates
CASE NO.: Z-556
Page 2
Additionally, the Department is requesting that conditions for approval items 2 through 6 also be
recorded on the plat.
o PAM\Planning%chzone'S562.wpd
Kik MEMORANDUM
TO: Kim Ogle, W.C. Planning DATE: March 30, 2001
FROM: Pam Smith, W.C. Department of Public Health an fr
�• Environment
COLORADO
CASE NO.: Z-556 NAME: Leroy Johnson/Prairie Echoes Estates
Sketch plan comments dated April 3, 2000 included:
The application has satisfied PUD Ordinance No. 197 in regard to proposed water and sewer
service. Water will be provided by the Central Weld County Water District and sewer will be
provided by individual sewage disposal systems. The minimum proposed lot size (2.5 acres)
coupled with the overall density of one septic system per 5.6 acres meets the current
Department policy. A "will serve" letter from Central Weld County Water District has been
included in the application.
However, according to the February 10, 2000 report from Terracon, the site is unsuitable for
conventional septic systems because of shallow groundwater. Groundwater was observed from
3.5 to 5 feet below the ground surface during the site investigation on December 29, 1999.
These observations were made during periods when the groundwater level is likely to be low.
In response to the report the Department requested that the borings be monitored during the
anticipated seasonal high groundwater (September).
A review of the change of zone application finds the application does not include groundwater
monitoring as requested. Based on comments you have received from concerned citizens and a
Health Department staff member, seasonal water is at or near the ground surface during certain
times of the year, excluding conventional septic systems as an option for sewage treatment and
disposal.
Therefore, prior to the Department making a recommendation for the change of zone request, we
are requesting the applicant provide us with proposed septic system alternatives that would mitigate
any contamination to groundwater and not pose a threat to the health, safety and welfare to citizens
of Weld County. If no alternatives are proposed, or the alternatives proposed are not suitable, the
Department will have no choice but to recommend for denial of the application.
O:\PAM\Planning\sketch\Z556-1.W P D
r
EXHIBIT
A r\, res.
STATE OF COLORADO
'OFFICE OF THE STATE ENGINEER ce_cow
Division of n of ter Rea Resources
��
Department of Natural Resources yc�
\ 0
1313 Sherman Street, Room 818
Denver,Colorado 80203 11 ran"
Phone:(303)866-3581
FAX:(303)866-3589 March 26, 20q, Bill Owens
4, Governor
http://waterstate.co.us/default.htm yA Greg E.watcher
Executive Director
Kim Ogle 00%j Hal D.Simpson,P.E.
Weld County Planning Dept. 2R e40 state Engineer
1555 N. 17t Ave. Se <00l AF
Greeley, CO 80631
Re: Prairie Echoes Estates,Z-556
Sec.25,T5N, R65W,6TH PM
Water Division 1,Water District 2
Dear Mr. Ogle:
We have reviewed the above referenced proposal to subdivide a 27.85 acre parcel into 5 single-
family residential lots. The proposed water source according to the subdivision application is Central Weld
County Water District, however, no letter of commitment for service was included.
The"Water Supply Information Summary"form which was submitted indicates that the use of water
will be 1.68 acre-feet per year for the development. It is unclear whether this value includes water for lawn
irrigation and irrigation of the proposed landscaping.
Information submitted by the District shows that the District has approximately 5787.3 acre-feet of
secure water supplies. Currently, approximately 5385.49 acre-feet have been committed which includes
this proposal.
Pursuant to Section 30-28-136(1)(h)(II), C.R.S. the State Engineer's Office offers the opinion that
the proposed water supply will not cause material injury to existing water rights, and with the Central Weld
County Water District serving the proposal, the supply is expected to be adequate. We recommend that
the county obtain a letter of commitment for service prior to subdivision approval
If you have any questions in this matter, please contact Joanna Williams of this office.
cn
� cs`r
v.fLaAR
Kenneth W. Knox
Assistant State Engineer
KWK/JMW
cc: Richard Stenzel, Division Engineer
Water Supply Branch
Subdivision file
MAR-23-2001 08:44AM FROM-Colorado Geological Survey 3038662461 T-846 P.002/003 F-543
STATE OF COLORADO
COLORADO GEOLOGICAL SURVEY PrIP
Divisionof Minerals and l Geucy
Department of Natural Resources
1313 Sherman Street,Room 715
Denver,Colorado 80203 March 22, 2001
Phone:(303)866-2611
FAX:(303)866-2461 DEPARTMENT OF
NATURAL
RESOURCES
Mr. Kim Ogle Bill Owens
Weld County Department of Planning Governor
1555 It 17th Ave. Executive
irecr
Executive Director
Greeley, CO 80631 Michael EL Long
Division Director
Re: Prairie Echoes Estates Vicstate Cowan
state esosis,
CGS Review No. WE-01-0056 and Director
Dear Mr. Ogle,
In response to your request and in accordance with Senate Bill 35 (1972), I
visited this site on March 14, 2001 to review the geologic feasibility of the
proposed subdivision. Included in the review was a Geotechnical Engineering
Report prepared by Terracon (February 2000), a PUD Change of Zone
Application (March 2OO1), and a Preliminary Landscape Plan prepared by Todd
Hodges Design. The following comments are based on site reconnaissance and
literature review.
Soils. The Larimer County Soil Survey classified the soils at this site as Aquolls
and Aquents, a gravelly substratum. These are deep poorly drained soils that
formed in recent alluvium. Most of the acreage is prone to flooding. The water
table is at or near the surface early in spring and recedes to as deep as 48
inches late in the fall in some years.
Foundations. Terracon reported groundwater at depths of 3-5 to 5 ft below
ground level. Terracon points out that basement construction is not feasible, but
crawl space or garden level design is possible if the building pad is raised with
the addition of fill. The grading plan should conform to the Terracon
recommendation and confirmation of fill thickness and compaction should be a
check-off item on quality control There should be a minimum of four feet between
the base of the finished floors and the high groundwater level as a precaution
against flooding. Celia Greenman suggested in her April 2000 review of this
proposed subdivision that subgrade construction should be accompanied by
perimeter drains and sump pumps to remove water if it becomes necessary.
Septic Systems. The high groundwater conditions will have a similar effect on
the design of septic systems. Weld County guidelines require septic systems to
be a minimum of 4 feet above the high groundwater level. Terracon has
MAR-23-2001 08:44AM FROM-Colorado Geological Survey 3038662461 ^ 1-846 P.003/003 F-543
recommended mounded systems and lined/unlined evapo-transpiration systems.
Weld County Health Department should comment on the feasibility of these
systems at the site. Celia Greenman suggested backup leachfields should be
identified for each lot, and these sites should be isolated from any planned
improvements.
In summary, based on the information provided and site review, the main
geologic limitation in the building of this proposed subdivision is the high
groundwater. The recommendations given by Terracon and suggestions given
from the CGS for the mitigation of this potential problem should be considered in
development. Please call me if there are any questions.
Sincerely
42
Allison Apeland
Geologist
Reviewed b
y 14t)
AIM MEMORANDUM
TO: Kim Ogle, Planner II DATE: March 16, 2001
O FROM: Diane Houghtaling, P.E., Traffic Engineer rnn\3c
• SUBJECT: Z-556,Prairie Echoes Estates, 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 54 is designated a collector. A collector will require 80 feet of right-of-way.
The right-of-way for WCR 54 will need to be dedicated as part of this development
Internal Roadways: The pavement may require widening at the curve. The engineer should verify that the
pavement width is consistent with Table I11-21 of the AASHTO "Green Book".
Drainage Report: It would be more appropriate to use the City of Greeley or City of Evans storm drainage
criteria for this project. The City of Longmont is over 20 miles away. The City of Evans is only four miles
away. It is the policy of the Weld County Public Works Department to use the storm drainage criteria of the
closest municipality. Calculations for Water Quality were not included. The design of the discharge system
was not included. Is there an historic ditch or channel to discharge into?
RECOMMENDATION: Approval
O The south 40 feet of right-of-way for WCR 54 shall be dedicated to the County.
O The pavement at the curve shall be widened per Table III-21 of the AASHTO "Green Book".
O The drainage study shall be modified to comply with the City of Evans Storm Drainage Criteria
Manual.
If you have any questions,please call. ��.. c�: i It rl i n g Dopt
pc: Z-556
(-) 2001
M:\WPFILES\diane\DEVELOPMENt\Z-556.wpd f ' C F, Q i ra n
/^
EXHIBIT
l ' s
STATE OF COLORADO
.' OFFICE OF THE STATE ENGINEER ---
.oF'c%
Division of Water Resources
Department of Natural Resources
1313 Sherman Street,Room 818
Denver,Colorado 80203 •1876%
Phone:(303)866-3581
FAX:(303)866-3589 Bill Owens
Governor
http://water.state.co.us/default.htm March 14, 2001
Greg E.Walther
Executive Director
Kim Ogle Hal D.Simpson,P.E.
Weld County Planning Dept. State Engineer
1555 N. 17th Ave.
Greeley, CO 80631
Re: Prairie Echoes Estates, Z-556
Sec. 25, T5N, R65W, 6TH PM
Water Division 1,Water District 2
Dear Kim Ogle:
Pursuant to the State Engineer's August 7, 1995 memorandum to county
planning directors, this office is no longer providing comments on land use actions that do not
involve a subdivision as defined in Section 30-28-101(10)(a), C.R.S. This referral does not
appear to qualify as a "subdivision". Returned herewith are the materials submitted to this
office in the above referenced matter.
If you have any questions in this matter please call Joanna Williams in this office.
Sincerely
Pur shottam D
Supervising Professional Engineer
PD/JMW Weld County Planning Dept.
Enclosure
MAR 16 2001
RECEIVED
EXHIBIT
MEMO
To: Kim Ogle, e ent of Planning
From: Rick Dill/
Subject: Z-556 Leroy Johnson/Prairie Echoes Estates
Date: March 14, 2001
The access from CR 54 needs to be prominently marked with signage which enables
emergency responders to quickly identify Prairie Echoes Drive and the address range from CR
54. Prairie Echoes Drive is an unduplicated street name and is acceptable. Individual
corresponding residence addresses need to be prominently displayed at the driveway entrances.
This addressing should also be clearly visible during hours of darkness.
There is no other specific input regarding this change of zone.
J Weld County Planning Dept.
MAR 16 2001
RECEIVED
t, Weld County Referral
March 5, 2001
1111
Ci
COLORADO
The Weld County Department of Planning Services has received the following item for review:
Applicant Leroy Johnson / Prairie Case Number Z-556
Echoes Estates
Please Reply By March 26, 2001 Planner Kim Ogle
Project Change of Zone for 5-Lot PUD. I
Legal Lot A of RE-2308 being part of the N2 of Section 25, Township 5 North, Range 65
West of the 6th P.M., Weld County, Colorado.
Location South of and adjacent to WCR 54; 'h mile east of WCR 47.
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Parcel Number 0961 25 000062
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) May 1, 2001
❑ pe have reviewed the request and find that it does/does not comply with our Comprehensive Plan
IW-We have reviewed the request and find no conflicts with our interests.
❑ See attached letter.
Comments:
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+Weld County Planning Dept. +1555 N. 17th Ave. Greeley, CO. 80631 +(970)353-6100 ext.3540 +(970)304-6498 fax
EXHIBIT
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a c7Catte 9)alley Schoots----
WELD COUNTY DISTRICT RE-7
P.O. BOX 485 - KERSEY, COLORADO 80644-970/336-8500- FAX 970/336-85 I I
E.GLENN McCLAIN,SUPERINTENDENT
Weld County Planning Dept
MAR 08 2001
RECEIVED
March 6, 2001
Weld County Planning Department
1555 N. 17th Avenue
Greeley, CO 80631
RE: Land Dedication
The Board of Education of Platte Valley School District, Weld RE-7 passed the attached land
dedication, cash-in-lieu policy at the March 13, 2000 meeting. This policy addresses new
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developments and recorded exemptions that would affect the district. The policy is specifically
intended for land use that will be a new residence.
This policy is an effort to assist the district in mitigating the increasing capital cost of growth.
Please forward this information to potential land developers and individuals requesting recorded
exemptions so that they may make arrangements with the school district to satisfy the
requirements of the policy.
The district also requests that the land developer contact the school in regard to transportation. If
the intended use is for a residence then consideration for school bus stop needs to be examined.
Please call Glenn McClain or Michael Barile if you have any questions.
Sincerel , _1 cl E. Glenn McClain, Jr. /
Superintendent
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t."10;d County Planning Dept.
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MAR 08 2001 RESOLUTION
OF THE
RECEIVED
BOARD OF EDUCATION
OF
PLATTE VALLEY SCHOOL DISTRICT RE-7
WHEREAS, growth in residential land development and the construction of new
residential dwellings within the boundaries of the Weld County School District BE-7(the
"District")necessitates the acquisition of additional public school sites to accommodate
the corresponding increases in student populations; and
WHEREAS, requiring land dedications for public school sites,or payments in
lieu of land dedications will provide a portion of the land to meet such demand;and
WHEREAS,planning departments within the various local governments that have
territory tvi hin the District n intindy refer applitadiuu5 rotating to new development for
review and comments concerning the adequacy of public school sites and facilities;and
WHEREAS, local governments arc encouraged and authorized to cooperate with
other units of government, pursuant to Section 29-20-105,C.R.S., for the purpose of
planning or regulating the development of land, including,but not limited to,the joint
exercise of planning, zoning,subdivision, building,and related regulations;and
WHEREAS, in an effort to promote further cooperation between the District and
other local governments in connection with the issuance of residential land development
approvals,and in the mitigation of the impacts of such residential land development
approvals on the District's ability to provide adequate school,the District has determined
to adopt a uniform policy with respect to its recommendations to such local governments
in the referral process; and
WHEREAS, the District has determined that the mitigation of the impacts of such
residential land development approvals should occur through the dedication of land for
school sites, or the payment of funds in lieu of such dedication;and
WHEREAS, the policy set forth within constitutes a reasonable and uniform
method of ensuring that new residential construction and residential development bear a
proportionate share of the cost of public school sites acquisition necessary to
accommodate the educational service capacity demands of the residents who will be
living in the new dwelling units;
NOW, WHEREFORE, the Board of Education of Weld County School District
RE-7 hereby results as follows:
1. Cooperation with Local Governments Encouraged. The ability of the District
to provide adequate educational opportunities for its student population is dependent
upon, among other matters, the availability of adequate land,or in the alternative the
availability of funds to purchase adequate land. Since the approval of residential land
development applications by loco] governments with territory within the boundaries of
-the District substantially impacts the District's ability to meet its obligations to the public,
the District shall encourage and request that such local government entities refer to the
District all residential land development applications for review and comments
concerning the adequacy of public school sites and facilities. Further,the District shall
encourage and request that such local government entities consider the District's'
comments in conjunction with the review and processing of each individual residential
development application,and cooperate with the District in regard to the mitigation
measures established in this Resolution. The District shall promptly review the referred
development application and promptly submit its comments, recommendations and
requests consistent with the policy set forth in this Resolution,to the appropriate local
government.
2. Land Dedication Requirements. In connection with any pending or new
application for residential land development to any local government with territory within
the boundaries of the District,the District shall recommend and request that the following
land dedication standards be imposed by such local government as a condition of
development approval,except to the extent that the District,through its Superintendent or
designee,has determined that the best interests of the District would be served-by the
payment of the fees set forth in paragraph 3 hereof,in lieu of such land dedication. Land
shall be dedicated to the District in an amount equal to the greater of: (a) 10 percent of
the total size of the approved development, or(b)calculated at the rate of two acres for
every 1,000 new residents reasonably projected by the District for the development.
3. Fees in Lieu of Dedication. In the event the District,through its
Superintendent or designee,determines that dedication of land is not in the best interests
of the District,the District shall recommend and request that the following fees be paid in
lieu of such land dedication,as a condition of approval of the development application by
the local government. The fees shall be calculated as follows: (a)$750 for each new
single-family residence;(b)$585 for each unit in a duplex or triplex; and(c)$420 for
each unit in a multi-family structure other duplexes or triplexes.
4. In-Kind Contributions. The District shall be authorized to accept in-kind
contributions in satisfaction of the requirements set forth in either paragraph 2 or 3
hereof, provided that such in-kind contributions represent a fair equivalent in terms of the
value which would otherwise be realized under the policy set forth in such paragraphs.
5. Land Dedication Procedures. In the event that the District determines that land
should be dedicated to the District, the District shall recommend and request that before
recording the final plat for any development,that the local government require proof that
the property owner has conveyed title to the District by general warranty deed, free and
clear of all liens, encumbrances and exceptions(except those approved in writing by the
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District), including, without limitation.real property taxes,which shall be prorated to the
date of the conveyance. The property owner shall also provide a title insurance
commitment and policy in an amount equal to the fair market value ofthe dedicated
property.
6. Fees in Lieu of Dedication Procedures. In the event that the District
determines that fees should be paid in lieu of dedication of land,the District shall
recommend and request that before recording the final plat for any development,that the
local government require proof that the property owner has either paid in full to the
District the applicable fee based on the total number of residential units proposed for the
development, or alternatively,that an agreement has been signed between the District and
a party in interest acceptable to the District which provides for a means of payment of
such fees upon such terms and conditions as the parties may mutually agree upon. It
shall be an acceptable method of payment, for purposes of such agreements, for the fees
to be paid as building permits are issued.
6. Exemptions. The District has determined that the following types of
residential development do not have an adverse effect on the District's ability to provide
adequate educational facilities; accordingly they are exempt from land dedication
requirements or fees to be paid in lieu of land dedication: (a)alteration or expansion or
replacement of a residential dwelling unit not exceeding an increase of 1000 square feet
over the existing dwelling;(b)assisted living facilities for the elderly;(c)construction of
any building or structure intended for and used for limited terms stays, including by way
of example and not by way of limitation,bed and breakfasts,hotels, family-care or
group-care homes,boarding or rooming houses,nursing homes,hotels, motels or
hospices; (d) construction of any non-residential building or structure; and(e)
construction of any residential building or structure classified as housing for older
persons,pursuant to the Federal Fair Housing Act then in effect
7. Use of Funds. The District shall hold or deposit in trust for public school sites
all lands or funds it receives in connection with the application of the policy set forth in
this Resolution. With respect to funds received,the District shall use such funds solely
for acquisition, development,or expansion of public school sites or for capital facilities
planning,sites acquisition,or capital outlay purposes. The timing,nature,method and
extent of such planning, acquisition,development or outlay shall be at the discretion of
the District.
8. Accounting for Dedications or Fees. The District shall cause to be included
within its annual audit a summary and description of the status of receipts of land or fees
in lieu of land dedication,so that full disclosure of the District's activities with respect to
such receipts may he made public.
9. Further Actions. The District hereby authorizes its Superintendent,and such
other employees,agents or consultants of the District as the Superintendent shall so
designate,to proceed to contact local government entities with territory located within the
boundaries of the District in order to inform such entities of the District's adopted policy.
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Further, in order to ensure the long-term integrity of the policy set forth in this
Resolution, such parties are authorized to proceed to negotiations with such entities
directed towards achieving a formal written agreement with respect to the cooperation
between such local governments and the District
ADOPTED THIS u DAY OF Ma rah ,2000.
PLATTE VALLEY SCHOOL DISTRICT
WELD COUNTY RE-7
`mil
By: President, Board of Education
ATTEST
het° 9 ?P&p/4e—
r, By: Secretary, Board of Education
4
DICKSON,DICKSON & GRANT,L.L.C.
Weld County 1'�«nning [rip, ATTORNEYS AT LAW
821 9TH ST., SUITE 101
. .C:. 0(}
GREELEY, COLORADO 80631
1 5•-� Ci?00 PHONE(8]0)958-6886
FAX#(970)35&6967
CHARLES BRO OE (' r. , r
JANET MEYERDICKSONR DISN
THOMAS DANIEL GRANT y '� L is L/ August 8, 2000
WELD COUNTY DEPARTMENT OF PLANNING SERVICES
1555 North 17'h Avenue
Greeley, Co.80631
Re: Johnson Subdivision PUD Application for 5 lot
residential subdivision
at the corner of County Roads 47 and 54
Applicant - L. Johnson Farms and/or Leroy Johnson
Atten: Kim Ogle Planner
Dear Planning Department,
You will please be informed that this law firm represents the interests of the LaSalle
Fire Protection District Board. I personally have been the Secretary for the District Board for over
the past 25 years.As the Secretary of the Board and as a representative of the law firm that represents
the Board of Directors, I have been asked to specifically comment to the County regarding the
request of Leroy Johnson for a variation on the water requirements for a proposed 5 lot residential
PUD located as above described.
By way of background, let me explain that this matter was referred to the LaSalle
Fire Protection District for comment back in March. At that time, our Fire Marshal Gary Sandau,
informed the County that the requirements in our District for more than a 3 lot subdivision require
the location of appropriate waterlines (six inch minimums) with a fire hydrant per LaSalle Fire
Department specifications. Specifically for a development of this size only one fire hydrant is
required. We will have adequate hose reach from that single hydrant given the plans as has been
submitted showing how the structures are intended to be built on the 5 lots discussed.
Some time thereafter, Mr. Johnson approached the Fire District and asked if they
would accept something other than a waterline utilizing Central Weld Water Conservancy District
Water and a hydrant.He was specifically seeking from the District's,a request for the use of a pump.
It was explained to Mr.Johnson that the District has,on prior occasions,allowed a pump to be used
in a subdivision when that pump was hooked to a fire hydrant, but we have found that such an
arrangement is highly inadequate in almost all cases. Specifically, we explained that no one has
maintained the pumps and therefore there is no water available when the need to fight fires occurs.
Mr.Johnson asked if he could approach the District Board and with appropriate assurances possibly
seek such a variance. Mr. Johnson submitted the attached letter to the District Board. It was
discussed at our regular meeting in July. I have been instructed,as a result of that meeting,to write
EXHIBIT
2
this letter.
The LaSalle Fire Protection District Board would grant to Mr.Johnson or L.Johnson
Farms the right to provide water and a fire hydrant for the purposes of fighting a fire on the 5 lot
PUD as proposed by use of an irrigation well only if the County will require appropriate standards
within the PUD regulations and agreements (if such can be reached with the applicant), to insure
that: 1.) the irrigation well is always dedicated to the purpose of providing water in case of fire to
the hydrant; 2.)that the well is kept in good working order at all times so as to deliver water to the
hydrant in case of fire; 3.) that the applicants be totally and utterly responsible for not only the
maintenance of the well but the periodic inspection of the well to insure that it is operable; and 4.)
that the applicant bear all costs of running a water line from the well to the hydrant and devising a
system that will charge water to the hydrant for use by the LaSalle Fire Protection District in case
of any fire emergency.
If language of that nature can be devised and made part of the PUD regulation so as
to be binding upon the applicant,then the LaSalle Fire Protection District Board would accept the
irrigation well in lieu of hooking up the line in question to the Cental Weld Water Conservancy
District. However, I want to make it clear that this variance applies only to the initial 5 lots. If any
additional lots are added, one or more, then the requirement of running a water line to the Central
Weld Water Conservancy District supply and hooking up that waterline to appropriate hydrants must
be met.
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I hope this information will be of assistance to you and to the applicant.
Sincerely,
Dickson,, Dickson& Grant, LLC
By: C -A
Charles B. Dickson
CBD/dmc
cc: LaSalle Fire Protection District
L. Johnson Farms
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L. JOHNSON FARMS
25938 WCR 47 • 970-339-9397
GREELEY, CO 80631 FAX: 970-330-7604
July 19, 2000
LASALLE FIRE DEPARTMENT
LASALLE, CO
RE: PUD 5 lots Rd 54
Gary Sandau and Members of fire department,
Thank you again for the opportunity to meet with you and the two other members of the
department on the afternoon of July 18th. This is a summary of our discussion.
We have an irrigation well at the corner of Co Rds 47 and 54 that we are offering to pipe
water to a fire hydrant at the west line of the 5 lot parcel. This will be in connection with
water offered to the 5 persons purchasing lots for water to be used for lawns and gardens
to conserve precious soft water. However, the fire hydrant will be the first on the buried
line followed by a shut off to any other line so that all water would be instantly available.
A remote starter switch will be located at the hydrant. This well has been kept up over
the years and is in good condition. We will also monthly check the operation of the well
and from fall frost to spring thaw we will by-monthly make a operational check.
In the first 5 lot phase of our realestate development we ask you to consider the use of our
well for fire protection. In future plans to add another 10 lots to the land just west of the
PUD we do understand the well will not be feasible. A line will be installed to service all
15 lots with CWCWD.
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