HomeMy WebLinkAbout20011216.tiff Todd Hodges Design, LLC
PUD CHANGE OF ZONE APPLICATION
PRAIRIE ECHOES ESTATES
Specific Guide
Prepared for:
Johnson Farms
25938 WCR 47
Greeley, Colorado 8063 I
Prepared by:
Todd Hodges Design, LLC
24 12 Denby Ct.
Fort Collins, Colorado 80526
Submitted: March I , 200 I
2001-1216
$ 4
2412 Denby a • Fort Collins, Colorado 80526 • (970) 207-0272 *fax (56. 7
email: toddhodgesdesignO earthlink.net
' art' Todd Hodges Design, LLC
TABLE OF CONTENTS
Prairie Echoes Estates PUD COZ
Specific Development Guide
I . Authorization Letter
2. PUD Change of Zone Application Sheet
3. Response to Staff/Referral Agency Sketch Plan Comments
4. Specific Development Guide
5. Rendering
G. FEMA Map
7. Soils Map
8. Surrounding Property Owners Certificate
9. Mineral Owners Certificate
10. Preliminary Improvements Agreement
I I . Division of Water Resources Water Information Sheet
12. Central Weld Water District "will-serve" Letter
13. Deed
14. Change of Zone Plat (attached)
15. Preliminary Landscape Plan (attached)
I G. Preliminary Drainage Plan (attached)
2412 Denby Ct • Fort Collins, Colorado 80526 • (970) 207-0272 *far (561) 828-8059
email: toddhodgesdesign(aearthlinknet
P.\ n
/0^^ Harold Johnson
25938 WCR 47
Greeley, Colorado 80631
To Whom It May Concern:
Please be advised that I, Harold Johnson hereby authorize Mr. Todd Hodges of Todd
Hodges Design, LLC, to represent me in my endeavor to subdivide Lot A of RE-2308,
located in the N 1/2 25-05-65 west of the 6th P.M.,Weld County, Colorado.
lad/ 42/g-A
Harold Johnson date
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PLANNED UNIT DEVELOPMENT CHANGE OF ZONE APPLICATION
PLANNING DEPARTMENT USE ONLY:
Case Number Application Fee:
Zoning District Receipt Number
Date Application Checked By:
Planner Assigned to Case
TO BE COMPLETED BY APPLICANT: (Print or type only except for required signatures).
I(we),the undersigned hereby request hearings before the Weld County Planning Commission and
the Board of County Commissioners concerning the proposed PUD rezoning of the following
described unincorporated area of Weld County.
LEGAL DESCRIPTION: Lot A RE-2308,pt.N 'A 25-05-65
(If additional space is required,attach an additional sheet of this same size, or a copy of the deed)
PARCEL NUMBER: 0961 25 000040 (12 digit number-found on TAX I.D. or obtained at the
Assessor's Office)
NAME OF PROPOSED PUD SUBDIVISION Prairie Echoes Estates
EXISTING ZONING Agriculture PROPOSED ZONING PUD Estate&Open Space
TOTAL ACREAGE 27.85 Acres,more or less OVERLAY DISTRICTS none
w,.47Acre-6 N4E4
PROPOSED DEVELOPMENT GUIDE SUBMITTAL (Specific or Conceptual)_Specific
PROPERTY OWNERS OF AREA PROPOSED FOR PUD REZONING:
NAME Leroy&Phyllis Johnson PHONE 339-9397
ADDRESS 25938 WCR 47 Greeley, Colorado 80631
NAME PHONE
ADDRESS
APPLICANT OR AUTHORIZED AGENT(if different from above*)
NAME TODD HODGES DESIGN. LLC c/o: Todd Hodges
ADDRESS 2412 Denby Court Fort Collins, Colorado 80526
HOME TELEPHONE NA BUSINESS TELEPHONE (970)207-0272
* if agent is different from the property owner,please submit written documentation from the
property owner authorizing said agent to represent the owner.
Signature: ov or Authorized Agen
Response to Department of Planning Services $
Referral Agency Sketch Plan Comments
Prairie Echoes Estates PUD
The following statements are intended to address each of the specific County regulations, goals and
policies as outlined in the May 4, 2000 letter from the Weld County Department of Planning Services.
COMPLIANCE WITH THE WELD COUNTY COMPREHENSIVE PLAN:
A.Goal 1 — "Preserve prime farmland for agricultural purposes which foster the economic health and
continuance of agriculture." — The Weld County Comprehensive Plan indicates in A.Goal 9 that 80
acres is considered the minimum lot size needed to retain a viable farming operation. The subject parcel
is 27.85 acres gross and 25.5 acres net in size and is primarily classified as "prime if irrigated"farmland
on the Important Farmlands of Weld County map. Historically, the subject parcel has not been utilized
for crop production. Due to the soils, lack of irrigation water, size, and triangular configuration of the
parcel created by the railroad tracks, the parcel is not economically viable for agricultural production.
Therefore,prime farmland will not be removed from production.
A.Policy 3 — "Conversion of agricultural land to urban-scale residential, commercial and industrial
development will be discouraged when the subject site is located outside of an approved
Intergovernmental Agreement area, urban growth boundary area, or 1-25 Mixed Use Development
area and urban development nodes." — This application proposes non-urban scale development as
defined by Section 2.13 of the Weld County Planned Unit Development Ordinance #197. Section 2.13
defines Non-Urban Scale Development as "Developments comprising five or less residential lots, located
in a non-urban area as defined by the Weld County Comprehensive Plan, not adjacent to other PUD's,
subdivisions, municipal boundaries or urban growth corridors. Non-Urban Scale Development on public
water & septic systems shall have a minimum lot size of one (1) acre and an overall density of two and
one-half(2 %3) acres per septic system. " This proposal includes public water and consists of five PUD
Estate zoned residential lots and one 11.98 acre open space lot. The proposed minimum lot size is two
and one-half(2 Y2) acres with an overall density of 5.57 acres per septic system.
A.Goal 4— "Provide a mechanism for the division of land which is agriculturally zoned The intent of
this goal should be to maintain and enhance the highest level of agricultural productivity in Weld
County." — The proposed level of development is non-urban as defined by Section 2.13 of the Weld
County Planned Unit Development Ordinance #197. The addition of five PUD Estate residential lots will
have minimal impact on the local service providers. It is evident from the referral agency responses and
documents included in the application materials that infrastructure and services exist and are available
to serve the site as follows:
❑ A letter outlining the costs for water service from Central Weld County Water District is included in
the application materials
❑ The Weld County Department of Health and Environment referral response dated April 3, 2000
indicates that, "The application has satisfied PUD Ordinance No. 197 in regard to water and sewer
service. "
❑ The Weld County Sheriff's Office referral response dated March 31, 2000 indicates, "Our agency has
no overall conflict with the Johnson Farms sub-division. "
ci The applicant has addressed the referral comments from the LaSalle Fire Protection District.
❑ Platte Valley Schools returned the Weld County referral form with no comment
❑ Access to the site is from an existing paved road
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UGB.Goal 3— "The County and municipalities should coordinate land use planning in urban growth
boundary areas, including development policies and standards, zoning, street and highway
construction, open space,public infrastructure and other matters affecting orderly development."—In
addition to the aforementioned Agricultural Goals and Policies of the Weld County Comprehensive Plan,
this proposal also complies with the Planned Unit Development Goals and Policies of the Comprehensive
Plan. These Goals and Policies are specifically addressed in the Specific Development Guide included in
this submittal. As comments from the Department of Planning Services and the City of Greeley point out,
this proposal is located outside of the City of Greeley Long Range Expected Growth Area. The Towns of
Kersey and Garden City also both indicated that they find no conflict with their interests in referral
responses.
R.Policy 5 — "New Residential development should demonstrate compatibility with existing
surrounding land-use..." In terms of general use, building height, scale, density, traffic, dust and noise,
the proposed development will have minimal impact on the existing surrounding land use. The proposed
design of the subdivision takes into consideration the existing uses of the surrounding properties, as well
as the site advantages. The site is designed to permit both active and passive recreational uses and
provides for a perimeter bufferyard separating the residential lots from Weld County Road 54, adjacent
properties and the Union Pacific railway line. The applicant recognizes the importance of continued
agricultural production and agrees to include Weld County's "Right to Farm" covenant on the plat.
A.Policy 7— "Weld County recognizes the `right to farm'" The subject parcel is 27.85 acres in size and
is primarily classified as "prime if irrigated"farmland on the Important Farmlands of Weld County map.
Although it is not economically feasible to farm the subject parcel, the applicant recognizes the
importance of continued agricultural production and agrees to include Weld County's "Right to Farm"
covenant on the plat.
PUD.Policy 4.2 — "A planned unit development which includes a residential use should provide
common open-space..." This proposal includes more than three times Weld County's open space
minimum requirement at 46.98% of the site. The open space is a separate lot, which will be owned and
maintained by the Homeowners Association. Landscaping of the open space will be focused primarily
around the entry points to the subdivision and in a buffer along the Julesburg Spur of the Union Pacific
Railroad right-of-way. The remainder of the open space will remain in drought tolerant vegetation and
native grasses in an effort to conserve water as suggested in the referral comments from the Weld County
Department of Public Health and Environment.
P.Goal 2— "Require adequate facilities and services to assure the health, safety, and general welfare of
the present and future residents of Weld County." As stated previously, it is evident from the referral
agency responses and documents included in the application materials that infrastructure and services
exist and are available to serve the site.
This proposal is in complete compliance with the Weld County Comprehensive Plan.
STREET/UTILITY/ACCESS STANDARDS:
Section 4.2.5.7— The internal vehicular circulation is facilitated by a 20 foot gravel cul-de-sac with 4-
foot shoulders. The typical roadway cross section, in accordance with the standards of Section 10 of the
Weld County Subdivision Ordinance, is included in the application materials.
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Section 4.6.16.12— The Department of Planning Services'comments indicate that the proposal complies
with this Section. The requested right-of-way reservation for Weld County Road 54 has been delineated
on the plat.
Section 10.2.1.7 and Section 10.2.1.13— The cul-de-sac radius shall conform to the requirements of the
Weld County Public Works Department.
Section 10.2.1.8 — The internal road has been delineated with 60 feet of right-of-way, as well as the
designated road name. The access is proposed to be constructed to Weld County standards and
dedicated to the public. It is proposed that Weld County will maintain the improved road.
Section 2.1 — Due to the minimal traffic impact created by five residential lots, the internal vehicular
circulation is proposed to be facilitated by a 20 foot gravel cul-de-sac with 4-foot shoulders. This
proposal is consistent with a minor subdivision, which would allow the use of an internal gravel roadway.
Section 2.4 —The typical roadway cross section, in accordance with the standards of Section 10 of the
Weld County Subdivision Ordinance, is included in the application materials.
Section 10.6— Utility easements have been delineated in accordance with Section 10 of the Weld County
Subdivision Ordinance. A preliminary drainage report has been included in the application materials.
OPEN SPACE/LANDSCAPING:
Section 2.2 - The proposed design of the subdivision takes into consideration the existing uses of the
surrounding properties, as well as the site advantages. The five PUD Estate residential lots surrounded
by 46.98% common open space are naturally buffered from the perimeter of the property. The site is
designed to permit both active and passive recreational uses and provides for a perimeter bufferyard
separating the residential lots from Weld County Road 54, adjacent properties and the Julesburg Spur of
the Union Pacific railway line.
Section 2.5—A frail system, as requested by the Department of Planning Services, is not proposed at this
time. The common open space is to remain natural open space as defined by Section 2.5 of the Weld
County Planned Unit Development Ordinance #197. Section 2.5 defines Common Open Space as any
usable parcel of land or water unimproved and set aside, dedicated, designated or reserved for public or
private use or for the use and enjoyment of owners or occupants of land adjoining or neighboring such
area. 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. At 46.98% of the total site, this
proposal far exceeds the 15% minimum open space requirement of Section 6.3.5.2.7. The site is designed
to permit both active and passive recreational uses and provides for a perimeter bufferyard. As
previously stated, landscaping of the open space will be focused primarily around the entry to the
subdivision and along the Julesburg Spur of the Union Pacific railroad right-of-way. The remainder of
the open space will remain in drought tolerant vegetation and native grasses in an effort to conserve
water as suggested in the referral comments from the Weld County Department of Public Health and
Environment.
Section 2.7—A preliminary on-site improvements agreement is included within the application materials.
Section 2.9—A landscape plan has been included in the application materials.
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Section 63.4, Section 63.5 and Section 6.3.6 — All of these Sections are addressed in the Specific
Development Guide included in the application materials.
USES/BULK REQUIREMENTS/COMPATIBILITY OF USES:
Section 2.6—As stated previously, in terms of general use, building height, scale, density, traffic, dust
and noise, the proposed development will have minimal impact on the existing surrounding land use. The
proposed design of the subdivision takes into consideration the existing uses of the surrounding
properties, as well as the site advantages. The site is designed to permit both active and passive
recreational uses and provides for a perimeter bufferyard separating the residential lots from Weld
County Road 54, adjacent properties and the Union Pacific railway line. The applicant recognizes the
importance of continued agricultural production and agrees to include Weld County's "Right to Farm"
covenant on the plat.
Section 2.3 — No variances from the normal Bulk Requirements are contemplated at this time. Any
proposed variations will be specified in the PUD Final Plan as required by Section 2.3. Additionally, in
accordance with PUD.Policy 4.1, the proposal has been designed to ensure compatibility and harmony
with existing and planned uses within and adjacent to the development.
DESIGN STANDARDS/IMPROVEMENTS AGREEMENT/SUBDIVISION IMPROVEMENTS:
Section 12 — A completed improvements agreement will be submitted as part of the Final Plan
application in accordance with Section 13 of the PUD Ordinance.
Section 4.4.L2 —All of these Sections are addressed in the Specific Development Guide included in the
application materials.
Section 2.7 — A completed improvements agreement will be submitted as part of the Final Plan
application in accordance with Section 13 of the PUD Ordinance. Additionally, the applicant will
coordinate with the Weld County Sheriff's Office and the LaSalle Fire Protection District in order to
properly post individual property addresses for emergency response purposes.
UTILITY IMPROVEMENTS:
Section 63.2 — This item is specifically addressed in the Specific Development Guide included in the
application materials.
OG.Policy 1.1— There are no existing oil and gas facilities located on the subject property. There is an
existing oil and gas facility located on the adjacent lot, Lot B of RE-2308. To the applicant's knowledge
there are no known commercial mineral deposits on the site. Based on Oil & Gas Commission
regulations for drilling on 40's, this site may not be drilled on.
ENVIRONMENTAL CRITERIA:
Section 6.3.1—Environmental Impacts
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In accordance with the Weld County Department of Public Health and Environment referral comments
dated April 3, 2000, septic systems will be engineered in order to mitigate the groundwater concerns
4
found in the Terracon report. Additionally, in accordance with the referral response from the Weld
County Department of Public Health and Environment,primary and secondary leachfield envelopes have
been delineated on the plat and language restricting building on the leachfield envelopes will be included
in the homeowners association covenants, which will be submitted with the Final Plan application.
The comments contained in the Colorado Geological Survey's referral letter of April 4, 2000 will be
addressed through the design and engineering of each individual foundation, crawl space or garden level
basement. Use of perimeter drains and sump pumps will be in accordance with the findings contained in
the Terracon report.
As previously stated, landscaping of the open space will be focused primarily around the entry to the
subdivision and along the Julesburg Spur of the Union Pacific Railroad right-of-way. The remainder of
the open space will remain in drought tolerant vegetation and native grasses in an effort to conserve
water as suggested in the referral comments from the Weld County Department of Public Health and
Environment.
All of the applicable structures within the proposal will adhere to the requirements of the Weld County
Department of Building Inspection.
SUMMARY:
The responses to the Sketch Plan Comments are intended to address the concerns that Weld County staff
and referral agencies expressed in the review of the Sketch Plan application. Minor changes to the
design as delineated on the new drawings and new reports should address all the concerns that were
listed.
As is encouraged in Section 1.8 of the Planned Unit Development Ordinance #197, this proposal
promotes "the most efficient use of the land" as the subject property has not historically been used for
crop production and is not economically feasible or practical for farm production on the site due to the
soils, size and configuration of the parcel.
This PUD application is consistent with the goals and policies of the Weld County Comprehensive Plan
as it proposes a non-urban scale development, which meets and exceeds the established requirements of
the Weld County Subdivision, Zoning and Planned Unit Development Ordinances.
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Specific Development Guide
Prairie Echoes Estates PUD
The general concept of this proposal is to create a Planned Unit Development (PUD) that
consists of five 2 %1 acre PUD Estate zoned lots and one 11.98 acre common open space lot. It is
the intent of the applicant to create a non-urban scale subdivision that provides single-family
residential lots while preserving a large amount of common open space. The proposed land uses
include single-family residential uses, passive and active open space and recreational
opportunities for the property owners. The architectural style of the residential structures will be
left to the discretion of the individual lot owners with standard limitations that will be specifically
outlined in the covenants. The structures within the PUD will include single-family dwellings
and accessory structures, which will adhere to the setback, offset and other applicable
requirements of the Weld County Zoning Ordinance. This proposal is compatible with the
surrounding land-uses, architectural style, character and zoning. The applicant wishes to
establish a small, non-urban neighborhood consisting of residential and open space uses, which
are consistent and compatible with the uses on surrounding properties.
Section 1.1 of the Weld County PUD Ordinance #197 states "Encourage innovations in
residential, commercial and industrial development so that the growing demands of the
population may be met by greater variety in type, design and layout of buildings and by the
conservation and more efficient use of open space in the development". This proposal addresses
the growing demand for this type of residential opportunity, while at the same time achieving
several goals of the Weld County Comprehensive plan including preservation of open space.
This application proposes to utilize the Specific Development Guide option as outlined in Section
6.2.1 of the Weld County PUD Ordinance #197. The following information is intended to
address the eight major components of the PUD Development as outlined in Section 6.3 of the
aforementioned ordinance.
6.3.1 Component One—Environmental Impacts:
63.1.2.1.1 —Noise and Vibration
63.1.2.1.2—Smoke,Dust and Odors
6.3.1.2.1.3—Heat,Light and Glare
63.1.2.1.4—Visual/Aesthetic Impacts
6.3.1.2.1.5—Electrical Interference
63.1.2.1.6—Water Pollution
This proposed residential uses and open space uses should not have any negative impacts to the
above listed environmental concerns on this property or on adjacent properties. In a referral
response dated April 3, 2000, the Weld County Department of Public Health and Environment
indicated that, "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."
Additionally, appropriate measures to mitigate any potential construction impacts will be utilized
during all phases of construction. The applicant is willing to address any specific concerns that
staff or referral agencies may have pertaining to the listed environmental impacts.
6.3.1.2.1.7—Waste Water Disposal
1
This proposal addresses the wastewater disposal on the site through the use of individual sewage
disposal (septic) systems. In accordance with the referral response from the Weld County
Department of Public Health and Environment dated April 3, 2000, septic systems will be
engineered in order to mitigate groundwater concerns found in the Terracon report.
Additionally, primary and secondary leach field envelopes have been delineated on the plat and
language restricting building on the leach field envelopes will be included in the homeowners
association covenants, which will be submitted with the Final Plan application.
The Weld County Department of Public Health and Environment also indicated in its referral
response "The application has satisfied PUD Ordinance No. 197 in regard to water and sewer
service."
6.3.1.2.1.8—Wetland Removal
There are no existing wetlands on the subject site.
6.3.1.2.1.9—Erosion and Sedimentation
6.3.1.2.1.10—Excavating,Filling and Grading
6.3.1.2.1.11 —Drilling,Ditching and Dredging
The existing topography of the site is relatively flat with a gentle slope to the southeast. The
design of the proposed PUD and the drainage plan requires minimal grading on the site. There
will not be any drilling, ditching or dredging on the property. Erosion will be kept to a minimum.
All common open space areas will remain in native and drought tolerant grasses and should not
be disturbed with construction. Additionally, effective erosion and sediment control measures
will be utilized during all phases of construction. Please also refer to the preliminary drainage
plan submitted with this proposal.
6.3.1.2.1.12-Air Pollution
6.3.1.2.1.13—Solid Waste
6.3.1.2.1.14—Wildlife Removal
6.3.1.2.1.15—Natural Vegetation Removal
This proposal will not result in negative impacts to the above listed environmental concerns. The
residential uses should not create negative impacts to air pollution or contribute to solid waste
concerns. Minimal impacts, if any, are foreseen to the natural vegetation (native grasses) in the
open space area. As the site has historically been used for grazing of livestock, no removal of
wildlife is foreseen resulting from the development of five residential lots. All common open
space areas will remain in native and/or drought tolerant grasses and should not be disturbed
with construction. Landscape improvements proposed on the site may also provide additional
cover for wildlife or increase nesting in the area.
6.3.1.2.1.16—Radiation/Radioactive Material
To the applicant's knowledge, there are no radioactive materials located on this site.
6.3.1.2.1.17—Drinking Water Source
A letter outlining the costs for water service through Central Weld Water District is included
within the application submittal. Additionally, the Weld County Department of Public Health
2
and Environment indicated in its Sketch Plan referral response "The application has satisfied
PUD Ordinance No. 197 in regard to water and sewer service. "
6.3.1.2.1.18—Traffic Impacts
Due to the low-density, non-urban nature of this proposal (5 residential lots), there should be
minimal impact to traffic in the area. Only one access point onto Weld County Road 54 is
proposed, with no direct access from any individual residential lot. All lots will have direct
access onto a local roadway (cul-de-sac) internal to the development.
The March 30, 2000, Sketch Plan referral comments from the Weld County Public Works
Department indicate that a Traffic Impact Analysis will not be required for this subdivision.
6.3.2 Component Two—Service Provision Impacts:
6.3.2.2.1.1—Schools
6.3.2.2.1.2—Law Enforcement
6.3.2.2.1.3—Fire Protection
6.3.2.2.1.4—Ambulance
This proposal should have a minimal impact to the local service providers. Platte Valley Schools
returned the Weld County referral form with no comment. The Weld County Sheriff's Office
referral response dated March 31, 2000 indicates, "Our agency has no overall conflict with the
Johnson Farms sub-division." The applicant has addressed the referral comments from the
LaSalle Fire Protection District. The applicant will coordinate with the Weld County Sheriffs
Office and the LaSalle Fire Protection District in order to properly post individual property
addresses for emergency response purposes.
6.3.2.2.1.5—Transportation
6.3.2.2.1.6—Traffic Impact Analysis
The internal roadway within this proposal is designed to meet the requirements of Section 10 of
the Weld County Subdivision Ordinance and the Public Works Department. The typical roadway
cross section, in accordance with the standards of Section 10 of the Weld County Subdivision
Ordinance, is included in the application materials. Due to the non-urban nature of this
proposal, the internal roadway is proposed to be gravel, built to County standards.
The March 30, 2000, Sketch Plan referral comments from the Weld County Public Works
Department indicate that a Traffic Impact Analysis will not be required for this subdivision.
6.3.2.2.1.7—Storm Drainage
The storm drainage for the PUD has been addressed in the preliminary drainage plan, which is
included as part of the submitted application materials.
6.3.2.2.1.8—Utility Provisions
6.3.2.2.1.9—Water Provisions
63.2.2.1.10—Sewage Disposal Provisions
A letter from Central Weld Water District outlining the costs for service is part of the submittal.
Sewage disposal will be facilitated by individual sewage disposal systems in accordance with the
3
Weld County Department of Public Health and Environment. The individual lots sizes of 2 Y:
acres and the overall density of 5.57 acres per septic system are more than double the Weld
County Planned Unit Development Ordinance #197 requirements. Additionally, septic systems
will be engineered in order to mitigate the groundwater concerns found in the Terracon report.
Primary and secondary leach field envelopes have been delineated on the plat and language
restricting building on the leach field envelopes will be included in the homeowners association
covenants in accordance with the referral response from the Weld County Department of Public
Health and Environment,
The Weld County Department of Public Health and Environment indicated in its referral
response "The application has satisfied PUD Ordinance No. 197 in regard to water and sewer
service."
6.3.3 Component Three—Landscaping Elements:
6.3.3.2.2—Landscape Plan
6.3.3.2.3—Treatment,Buffering and/or Screening
Landscaping will be focused primarily around the entry points to the subdivision. Individual
landscaping on each lot will be determined by the individual lot owner. No screening is
necessary on this site. A buffer yard is proposed around the perimeter of the site to connect each
lot to the common open space areas and to provide a separation from Weld County Road 54, the
Union Pacific railway line and the individual property lines. All landscaping at the entryway and
in the common open space areas will be maintained by the homeowners association. Please see
the landscape plan included in this submittal.
6.3.3.2.4—Maintenance Schedule for Landscaping Elements
63.3.2.5—On-site Improvements Agreement
6.3.3.2.6—Evidence of Water
The maintenance for all landscape improvements in the common open space areas will be
performed by the homeowners association. All plant material will be maintained in a healthy
state. Any dead or dying plant material will be replaced at the earliest planting time possible.
All plant species selected will be drought tolerant and should require minimal water usage. If
needed, the plant materials will be irrigated by either an installed watering system or by truck.
Please see the landscape plan included in this submittal.
6.3.4 Component Four—Site Design:
6.3.4.2.1.1 —Unique Features
There are not features unique only to this property. The topography of the site is relatively flat
with a gentle slope to the southeast The site is located adjacent to the Julesburg Branch of the
Union Pacific Railroad.
6.3.4.2.1.2—Rezoning Consistent with Comprehensive Plan
The Weld County Comprehensive Plan strives to preserve prime farmland. The subject parcel is
27.85 acres, gross, in size and is primarily classified as "prime if irrigated"farmland on the
Important Farmlands of Weld County map. Historically, the subject parcel has not been utilized
for crop production. Due to the soils, lack of irrigation water, size, and triangular configuration
4
of the parcel created by the railroad tracks, the parcel is not economically viable for agricultural
production. Section 1.8 of the Weld County Planned Unit Development Ordinance #197
encourages, "...promoting the most efficient use of the land."
The design of the PUD provides for five estate lots and one large parcel devoted to common open
space. The Comprehensive Plan directs the County to provide a process to subdivide
agriculturally zoned property.
This PUD application is consistent with the goals and policies of the Weld County
Comprehensive Plan as it proposes a non-urban scale development, which meets and exceeds the
established requirements of the Weld County Subdivision, Zoning and Planned Unit Development
Ordinances. It is the intent of the property owners to comply with the Weld County
Comprehensive Plan, Weld County Zoning Ordinance, Weld County Subdivision Ordinance, and
Planned Unit Development Ordinance #197.
6.3.4.2.1.3—Compatibility of uses allowed within the PUD Zone District
6.3.4.2.1.4—Compatibility with Surrounding Land Uses
The surrounding land uses include agricultural and residential uses similar to the uses proposed
by this application. The proposed design of the subdivision takes into consideration the existing
uses of the surrounding properties, as well as the site advantages. The site is designed to permit
both active and passive recreational uses and provides for a perimeter buffer yard separating the
residential lots from Weld County Road 54, adjacent properties and the Julesburg Spur of the
Union Pacific railway line. An evergreen buffer is also proposed along the railway right-of-way
to provide additional buffering from the occasional rail traffic. The architecture within this
proposal will be compatible with the structures in the general area. Compatibility will be further
addressed by including Weld County's "Right to Farm"covenant on the plat.
6.3.4.2.1.5—Overlay Districts
This proposal is not located within any of the overlay districts as identified by the maps officially
adopted by Weld County.
6.3.5 Component Five—Common Open Space:
This proposal is consistent with, and will maintain compliance with, Sections 6.3.5.21 through
6.3.5.2.5 of the Weld County Planned Unit Development Ordinance #197.
6.3.5.2.7—15% Common Open Space Minimum
Under the Weld County Planned Unit Development Ordinance#197, a minimum of 15%. or 4.18
acres of the site is required to be devoted to common open space. This proposal greatly exceeds
this requirement by providing for 11.98 acres of common open space, which equals 46.98%of the
total project acreage. The use of the open space includes passive and active uses.
6.3.53.2—Ownership of Common Open Space
6.3.5.3.2.1 —Construction of Open Space
6.3.5.3.2.2—On-Site Improvements Agreement
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The common, usable open space will be owned and maintained by the homeowners association.
The construction of the open space amenities is minimal and is mainly vegetation. A preliminary
on-site improvements agreement is included in the submittal.
6.3.6 Component Six—Signage:
This proposal shall comply with the sign standards, as set forth in Sections 6.3.6.3 and 6.3.6.4 of
the Weld County Planned Unit Development Ordinance #197.
6.3.7 Component Seven—M.U.D. Impact:
This proposal is not located within the M U.D. Boundary, as delineated in the Weld County
MUD. Ordinance or the Comprehensive Plan. There is no MUD. impact.
6.3.8 Component Eight—Intergovernmental Agreement Impacts:
This proposal is not located within any approved intergovernmental agreement boundaries.
This proposal is non-urban in nature and offers an alternative to urban living while
maintaining consistency with surrounding land uses and the ability for continued agrarian
type uses on the property.
This proposal has shown complete compliance with the criteria set for a PUD change of zone
i-. on the property.
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IMPROVEMENTS AGREEMENT ACCORDING
POLICY REGARDING COLLATERAL FOR IMPROVEMENTS
(PRIVATE ROAD MAINTENANCE)
THIS AGREEMENT, made and entered into this_day of
by and between the County of Weld, State of Colorado, acting through its Board of
County Commissioners, hereinafter called County", and Johnson Farm hereinafter called
"Applicant".
WITNESSETH:
WHEREAS, Applicant is the owner of or has a controlling interest in the
following described property in the County of Weld, Colorado: Prairie Echoes Estates
PUD. located in the N '/2 25-05-65 of the 6a'P.M, Weld County, Colorado.
WHEREAS, a final subdivision/PUD plat of said property, to be known as
EDEN'S RESERVE PUD has been submitted to the County for approval; and
WHEREAS of the Weld County Subdivision Ordinance
provides that no final plat shall be approved by the County until the Applicant has
submitted a Subdivision Improvement Agreement guaranteeing the construction of the
.— public improvements shown on plans, plats and supporting documents
of the subdivision, which improvements, along with a time schedule for completion, are
listed in Exhibits "A" and "B" of this Agreement.
NOW, THEREFORE, IN CONSIDERATION OF the foregoing and of the
acceptance and approval of said final plat, the parties hereto promise, covenant and agree
as follows:
1.0 Engineering Services: Applicant shall furnish, at its own expense,
all engineering services in connection with the design and construction of
the subdivision improvements listed on Exhibit "A" which is attached
hereto and made a part of this reference.
1.1 The required engineering services shall be performed by a
Professional Engineer and Land Surveyor registered in the State of
Colorado, and shall conform to the standards and criteria established by
the County for public improvements.
1.2 The required engineering services shall consist of, but not be limited
to, surveys, designs, plans and profiles, estimates, construction
supervision, and the submission of necessary documents to the County.
Revised 12/95
Preliminary
EXHIBIT "A"
Name of Subdivision Prairie Echoes Estates PUD
Filing:
Location: Pt.N V2 25-05-65. located south and adjacent to WCR 54&approx. /.mile east of WCR 47
Intending to be legally bound,the undersigned Applicant hereby agrees to provide throughout this
subdivision and as shown on the subdivision final plat County dated
Recorded on in Book ,Page No. .Reception No._
,the following improvements.
(Leave spaces blank where they do not apply.)
IMPROVEMENTS NUMBER OF UNITS UNIT COST TOTAL COST
Street grading
Street base 374 tons $8.50 $3181.00
Street paving
Curbs,gutters and culverts
Sidewalk
Storm sewer facilities
Retention ponds
�-. Ditch improvements
Subsurface drainage
Sanitary sewers
Truck and forced lines
Mains
Laterals(house connected)
On-site sewage facilities
On-site water supply and storage 5 taps&Line extension $98,160.00
Water mains—includes Bore
Fire hydrants $2000.00
Survey, street monuments&boxes
Street lighting
Street name signs 1 $50.00 $50.00
Fencing requirements
Landscaping 32 trees(grass existing in open space) $180.00 $5760.00
Park improvements(bus stop)
Road culvert 1 $2000.00 $2000.00
Grass Lined Swale
Telephone
Gas
Electric
Water Transfer
SUB-TOTAL S111,151.00
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