HomeMy WebLinkAbout20000845.tiff INVENTORY OF ITEMS FOR CONSIDERATION
Applicant Soaring Eagle PUD Case Number Z-537
Submitted or Prepared
Prior to At Hearing
Hearing
1 Planning Commission Resolution
2 Staff Comments X
3 Department of Planning Services field check form X
4 Letter to Applicant X
5 Legal Notifications (2 pages) X
6 Application (102 pages) X
7 Referral list X
8 Windsor-Severance Fire District referral received 01/28/00 X
9 Larimer County referral received 01/25/00 X
10 Town of Windsor referral received 03/06/00 (5 pages) X
11 Colorado Division of Wildlife referral received 02/01/00 X
12 Weld County Public Works Dept. referral received 01/28/00 (2 X
pages)
13 Weld County Health Department referral received 02/04/00 X
14 Department of the Army Corps of Engineers referral received X
02/07/00(5 pages)
15 West Greeley Soil Conservation District referral received X
02/07/00
16 Colorado Division of Water Resources referral received 02/15/00 X
17 Weld County Sheriff's Office referral received 01/28/00 X
18 Weld RE-4 Schools (Windsor) referral received 01/27/00 (2 pages) X
19 Town of Windsor referral received 01/25/00 X
20 Weld County Zoning Compliance referral received 01/17/00 X
21 Weld County Building Inspection referral received 01/26/00 (2 X
pages)
22 Colorado Dept.of Transportation referral received 01/24/00 X
23 Town of Severance referral received 02/18/00 (2 pages) X
24 Maps submitted by applicant(5 pages) X
25 Deed X
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26 Surrounding Property Owners (7 pages) X
27 Service Letters and Water agreement(21 pages) X
28 Geotechnical Study (89 pages) X
29 Letter from Stan Everitt dated March 20, 2000 X
30 Letter from Stam Everitt dated March 6, 2000 X
31 Fax from Fred Walker including letter from Windsor Planning X
Commission, received March 20, 2000
32 Photos of Sign Posting Dated 3/09/00 X
33 Foam Board of Entry Concept Sketch(a ./Lo/ ohi bvmrv4r s;tal fir
>Enl _
34 Copies of Overheads used in applicant's presentation X
34 Items submitted at planning commission
I hereby certify that the 34 items identified herein were submitted to the Department of Planning Services at
or prior to the scheduled Planning Commission hearing. I further certify that these items were forwarded to
the Clerk to the Board's office.
171?-01. 4,(.1'4%
Julie A. Chester •3 Current Planner
LAND USE APPLICATION
SUMMARY SHEET
COLORADO
Case Number: Z-537 Hearing Date: March 21, 2000
Applicant: Cullison Family Farms LLC/George A. Nelson Farm Inc., c/o Everitt Enterprises
Soaring Eagle PUD
Address: 3030 S. College
Ft. Collins, CO 80525
Request: Change of Zone from Agricultural to PUD for 114 lots with Estate uses, with 58.17
acres of common open space. Lot sizes from 1.5 to 11.76 acres
Legal Description: Parts of Sections 28 and 33, T7N, R67W of the 6 th P.M., Weld County,
Colorado.
Location: East of and adjacent to State Highway 257, North of WCR 74, South of WCR 78
ACRES: 420 +/- acres PARCEL#: 0705-33-000003, 0705-28-000001
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Change of Zone application is listed in Section 6.4.3 of the Weld
County Planned Unit Development Ordinance #197 as follows
The Department of Planning Services' staff has received responses from the following agencies:
• Windsor-Severance Fire District referral received January 28, 2000
• Larimer County Planning Department referral received January 25, 2000
• Town of Severance referral received February 18, 2000
• Town of Windsor referral received January 24, 2000/February 11, 2000/March 6, 2000
• Colorado Division of Wildlife referral received February 1, 2000
• Weld County Department of Public Works referral received January 28, 2000
• Weld County Department of Public Health and the Environment referral received
February 4, 2000
• Department of the Army, Corps of Engineers referral received February 7, 2000
• West Greeley Soil Conservation District referral received February 7, 2000
Colorado Division of Water Resources referral received February 15, 2000
• Weld County Sheriff's Office referral received January 28, 2000
Weld RE-4 School District referral received January 27, 2000
• Weld County Zoning Compliance referral received January 17, 2000
• Weld County Building Inspection referral received January 26, 2000
• Colorado Department of Transportation referral received January 24, 2000
Mae
Z-537,Soaring Eagle PUD,Page 1 �.
OF ATIVE ECOMNE
ADMINISTRATIVE RECOMMENDATION
11`k.
COLORADO
CASE NUMBER: Z-537
PLANNER: Julie A. Chester
APPLICANT: Cullison Family Farms LLC/George A. Nelson Farm Inc., do Everitt Enterprises
Soaring Eagle PUD
ADDRESS: 3030 S. College
Ft. Collins, CO 80525
REQUEST: Change of Zone from Agricultural to PUD for 114 lots with Estate uses, with 58.17
acres of common open space. Lot sizes from 1.5 to 11.76 acres
LEGAL DESCRIPTION: Parts of Sections 28 and 33, T7N, R67W of the 6 th P.M., Weld
County, Colorado.
LOCATION: East of and adjacent to State Highway 257, North of WCR 74, South of WCR 78
ACRES: 420 +/- acres PARCEL#: 0705-33-000003, 0705-28-000001
THE DEPARTMENT OF PLANNING SERVICES'STAFF RECOMMENDS THAT THIS REQUEST
BE DENIED FOR THE FOLLOWING REASONS:
1. The submitted materials are not in compliance with Section 6.4.3 of the Weld County
Planned Unit Development Ordinance #197 as follows:
A. Section 6.4.3.1.1 That the proposal is NOT consistent with the Comprehensive
Plan, MUD Ordinance if applicable, any Intergovernmental Agreement in effect
influencing the PUD, and the Weld County Zoning and Subdivision Ordinance. The
Goals and Policies of the Weld County Comprehensive Plan do not support the
approval of urban scale development outside of Urban Growth Boundary areas or
areas served by urban infrastructure.
1. A.Policy 3 specifies, "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 policy is intended
to promote conversion of agricultural land in an orderly manner which is in
harmony with the phased growth plans of a municipality and the County. It
is further intended to minimize the incompatibilities that occur between uses
in the agricultural district and districts that allow urban-type uses. In addition,
this policy is expected to contribute to minimizing the costs to Weld County
taxpayers of providing additional public services in rural areas for uses that
require service on an urban level." This application proposes urban-scale
development as defined by Section 2.18 (developments larger than five (5)
lots) of the Weld County PUD Ordinance and is located outside an urban
growth boundary area as defined in A.Policy 3. Therefore, the proposal does
not comply with A.Policy 3.
Z-537,Soaring Eagle PUD, Page 2 Service,Teamwork, Integrity, Quality
2. UGB. Goal 2 states, "Concentrate urban development in or adjacent to
existing municipalities or the 1-25 Mixed Use Development area and maintain
urban growth boundary areas that provide an official designation between
future urban and non-urban uses." This application proposes urban-scale
development as defined by Section 2.18 of the Weld County PUD Ordinance
and is not located within the 1-25 MUD area and it is not located within the
Town of Windsor's Urban Growth Boundary Area. Urban services do not
exist at this location. The intent of this goal is to encourage urban scale
development to occur where urban scale infrastructure is available (see
2.A.3-R.Policy 3 below). The proposal does not comply with UGB.Goal 2
as the proposal is located outside an urban growth boundary area.
3. R.Policy 3 states, "Weld County should encourage a compact form of urban
development by directing residential growth to urban growth boundary areas
and to those areas where urban services are already available before
committing alternate areas to residential use." Urban services have not been
provided and are not proposed to be provided to this site and the proposal
is located outside an urban growth boundary area. Therefore, the proposal
does not comply with R.Policy 3.
4. A.Goal 1 states "Preserve prime farmland for agricultural purposes which
fosters economic health and continuance of agriculture." The parcel is
situated on farmground labeled as Prime by the U.S.D.A. Soils Map.
Farmgound such as this land under consideration that is considered Prime
is recognized by the Comprehensive Plan as Weld County's most valuable
resource.
5. A.Goal 4 states, "...provide a mechanism for the division of land which is
agriculturally zoned." During the Sketch Plan stage of this proposal it was
indicated to the applicant that the Department of Planning Services
requested this application to be scaled down to a Non-urban scale
Development of five lots or less and that efforts should be made by the
applicant to ensure that one or more of the parcels within the PUD be
configured such that they may be efficiently utilized for agricultural
production. The applicant chose not to follow this recommendation by staff.
6. A.Goal 6 states, "Public facilities and services such as sewer, water, roads,
schools, and fire and police protection must be provided and developed in
a timely, orderly, and efficient manner to support the transition of agricultural
land to urban development." The applicant proposes one hundred fourteen
(114) lots, however no public sewer system is available to serve the
proposed residences. Using the census standard of 2.6 people per
household, this proposal will add an approximately three hundred additional
people to an unincorporated portion of the county. The demand for services
from this number of people will put a substantial burden on Weld County
Services, including police protection and other emergency services, provided
by the Sheriff's Office and Ambulance Services. Response times may not
be what is expected in an urbanized area. A school site is not included with
this application; three hundred additional people will stress an already
crowded school district. The Windsor-Severance Fire District stated they
have concerns with the amount of water pressure, during the sketch plan
stage of this proposal.
B. Section 6.4.3.1.2 That the USES which would be allowed in the proposed PUD will
not conform with the Performance Standards of the PUD Zone District contained in
Section 2 of this Ordinance. Department of Planning Services' staff has determined
that the submitted application does not comply with the 20 standards described in
Section 2.
Z-537,Soaring Eagle PUD, Page 3 Service,Teamwork, Integrity, Quality
1. The Proposed Common Open Space of 58.12 acres, is to be set aside as
Open Space by Section 2.5 of the PUD Ordinance #197. Section 6.3.5.2.7
of the PUD Ordinance # 197 states," All PUD's containing a residential
element shall provide for a 15% common open space allocation."
The Open Space areas shall be usable and accessible to all of the Lots.
Adequate access to the Open Space areas shall be from pathways as the
roads that are proposed for this application do not indicate sidewalks. The
application is unclear to what type of recreational opportunities and amenities
are available within the Common Open Space areas. Future applications to
the Department of Planning Services shall reflect the requirements of Section
2.5 of the PUD Ordinance.
2. Section 2.6 of the PUD Ordinance #197 states, "The density, design, and
location of land USES within and adjoining the PUD shall be designated to
be compatible with other USES within and adjoining the PUD."The proposed
density of this development is not compatible with surrounding land uses.
There are existing agricultural uses and wildlife areas on the north, south and
east sides of this proposed subdivision. These uses are not compatible with
Urban Scale Development. The Division of Wildlife have stated many
concerns regarding the impact to the Canadian Geese habitat of this
property. It is the opinion of the Department of Planning Services' staff that
the wildlife concerns of this property have not been adequately addressed.
This application proposes Urban Scale Development as defined in Section
2.18 of the PUD Ordinance # 197.
C. Section 6.4.3.1.3-That the USES which would be permitted shall be compatible with
the existing or future development of the surrounding area as permitted by the
existing Zoning, and with the future development as projected by the
COMPREHENSIVE PLAN or MASTER PLANS of affected municipalities. In its
referral letter, the Town of Windsor stated that, "all lots containing individual sewage
disposal systems require a minimum lot size of two and one-half (2 1/z) acres."
"Therefore, the proposed lot sizes make the PUD Change of Zone inconsistent with
the Town's Land Use Plan map." The Windsor Planning staff recommended denial
to the Windsor Planning Commission during the Sketch Plan phase of this
application, based on their Land Use Plan Depiction of this area as "Very Low
Density Single Family Residential" and that the area is not within the Town's Growth
Management Area. The recommendation from the Windsor Planning Commission,
during the Change of Zone phase of this application was for approval, however, it
is the opinion of the Weld County Planning Department Staff that if the proposal is
not within the Urban Growth Boundary of Windsor, that urban development should
not occur in this area, according to Weld County's Comprehensive Plan and Planned
Unit Development Ordinance. The Town of Windsor Planning Commission further
stated that their Comprehensive Plan "discourages annexation of areas outside the
Town's GMA boundary and urban services will not likely be available to the property
in the near term".
D. Section 6.4.3.1.4 That the PUD Zone District shall be serviced by an adequate
water supply and sewage disposal system in compliance with the Performance
Standards in Section 2 of this Ordinance. This application does not propose a public
sewer system. The North Weld County Water District will provide public water to the
site and each lot will be serviced by an individual septic system. The Weld County
Department of Public Health and Environment referral indicates that the application
conforms with Section 2.20 of the PUD Ordinance#197, however, "based upon the
most recent groundwater monitoring provided by the applicant,the hydrology and the
geology of the site is not ideal for septic systems." In a referral response letter, the
Colorado Geological Survey notes, "the soils can be of low strength and can have
a moderate shrink-swell potential." The survey indicates that a section of the
southern portion of the property is subject to flooding. Several of the lots have leach
Z-537,Soaring Eagle PUD, Page 4 Service,Teamwork, Integrity,Quality
fields that appear to be located closer to the homes than is allowed by the septic
system setback requirements. Due to septic system setback requirements from the
building envelopes several of the lots may be nonbuildable. The principal health and
environmental concerns for this proposed subdivision are that the high groundwater
and poor drainage of soils will not adequately support septic systems for the density
(114 lots) proposed for this location. The Weld County Department of Public Health
and the Environment also indicated that additional information has been requested,
and to date has not be received from the applicant. Should the Planning
Commission approve this application, a condition of approval, prior to scheduling a
Board of County Commissioner's hearing has been added to address this issue.
E. Section 6.4.3.1.5 - That STREET or highway facilities providing access to the
property are adequate in functional classification, width, and structural capacity to
meet the traffic requirements of the USES of the proposed Zone District. The
Department of Public Works' referral from the Sketch Plan (S-509) indicate that the
plat shall indicate the typical internal road cross section reflecting local and collector
status streets. The applicant did not include on the Change of Zone plat submittal
the information requested by the Public Works Department. The Department of
Planning Services believes that, for internal pedestrian circulation within the Planned
Unit Development,the applicant shall provide sidewalks for pedestrian and bike use.
Further, a traffic impact analysis was required at the Sketch Plan phase of this
application and was not submitted. This was a requirement from the Weld County
Public Works Department and not an optional request.
F. Section 6.4.3.1.6 In the event the STREET or highway facilities are not adequate,
the applicant shall supply information which demonstrates the willingness and
financial capacity to upgrade the street or highway facilities in conformance with the
Transportation Section of the COMPREHENSIVE PLAN, Subdivision Ordinance,
and the MUD Ordinance, if applicable. This shall be shown by submitting, with the
PUD district application, a separate proposal for on-site and off-site improvement
agreements. This proposal shall describe, in detail,the type of on-site improvements
in compliance with Section 12 of the Subdivision Ordinance and off-site road
improvements in compliance with Section 13 of the Subdivision Ordinance, to
determine if the requirement for STREET or highway facilities providing access to
the property has been satisfied. The method of guarantee shall conform with Weld
County's policy regarding Collateral for Improvements. An On-Site Improvement
Agreement will be required in compliance with Sections 12 and 13 of the Weld
County Subdivision Ordinance.
G. Section 6.4.3.1.7 That there has been compliance with the applicable requirements
contained in the Zoning Ordinance regarding overlay districts, commercial mineral
deposits, and soil conditions on the subject site. The referral from the Colorado
Geological Survey and the Weld County Department of Public Health and the
Environment indicates that there are several concerns pertaining to soil conditions
and a high water table. The Colorado Geological Survey noted that, "the preliminary
geotechnical report done by Earth Engineering Consultants, Inc. and dated May 7,
1999 (with addendum dated June 1, 1999) indicates that the primary geotechnical
constraints to the development are expansive bedrock, low strength soils, and
shallow ground water" and further, "the PUD shows lots being located within areas
of historic flooding." These concerns will effect construction of foundations, as well
as septic system design.
H. Section 6.4.3.1.8 Consistency exists between the proposed zone district, USES and
the Specific or Conceptual Development Guide. The submitted Development Guide
does accurately reflect the performance standards and allowed uses described in
the proposed zone district. In accordance with Section 2.3 of the Weld County PUD
Ordinance#197,the application materials propose Estate zoning,while varying from
the minimum lot size in the Estate zone district. Section 36.3.1 of the Weld County
Z-537,Soaring Eagle PUD, Page 5 Service,Teamwork, Integrity,Quality
Zoning Ordinance establishes 2.5 acres as the minimum lot size in the Estate zone
district, while the applicant proposes lot sizes ranging from 1.5 to 11.76 acres.
This recommendation for denial is based, in part, upon a review of the application materials
submitted by the applicant, other relevant information regarding the request, and responses from
referral entities. If the Weld County Planning Commission recommends approval of this application
the following conditions shall apply.
The Change of Zone from A (Agricultural) to PUD for 114 lots with Estate type uses is
conditional upon the following:
1. The change of zone plat map shall be submitted to the Department of Planning Services for
recording within 30 days of approval by the Board of County Commissioners.
2. Prior to recording the Change of Zone plat:
A. The applicant shall supply evidence that all requirements of the Windsor-Severance
Fire Protection District have been met. (Department of Planning Services)
B. The applicant shall provide a signed copy of the agreement which assures
compliance with School District RE-4 requirements. (Department Of Planning
Services)
C. The applicant shall provide a copy of a draft Improvements Agreement which
addresses all access concerns, as addressed by the Public Works Department.
The Agreement shall also address open space, landscaping, and any other
amenities contained within the development. (Department of Planning Services)
D. The applicant shall submit to the Department of Planning Services for approval a
landscape plan that complies with all of the requirements of Section 6.3.3 of the
PUD Ordinance #197. (Department of Planning Services)
3. Prior to scheduling the Board of County Commissioners Change of Zone Hearing date:
A. A traffic impact study shall be submitted and approved by the Weld County
Department of Public Works or evidence that all of their requirements have been
met. The traffic study or other evidence from Public Works shall be submitted to the
Weld County Department of Planning Services.
B. All requirements of the Weld County Department of Public Health and the
Environment shall be submitted and evidence of such submittal shall be provided to
the Weld County Department of Planning Services.
4. The Change of Zone plat shall meet all requirements of Section 9.2 of the PUD Ordinance
#197 and shall be amended to include the following:
A. The plat shall delineate right-of-way, parking, curb, gutter and sidewalks on the
interior road. (Department of Public Works)
B. The name of all streets, which shall not conflict with any other streets within the
particular U.S. Postal area. Evidence of Postal Service approval shall be submitted
to the Department of Planning Services. (Department of Planning Services)
C. The plat shall be amended to indicate all lot lines and Common Open Space areas
are shown on the plat. (Department of Planning Services)
Z-537,Soaring Eagle PUD, Page 6 Service,Teamwork, Integrity, Quality
D. The plat shall be amended to delineate one hundred fifty (150') feet of Mountain
Meadow Drive and Cullison Ridge Road to collector status. The right turn taper shall
be increased to ninety (90') feet. (Department of Public Works)
E. The plat shall be amended to show seventy-five (75') feet from the center line of
State Highway 257, right-of-way reservation. (CDOT)
F. The applicant shall provide to the Department of Planning Services a Landscape
Plan for approval. The Landscape Plan shall meet all the requirements of Section
9.3 of the PUD Ordinance #197. (Department of Planning Services)
G. The plat shall delineate a typical cross section reflecting local and collector streets
and include delineation and labeling for depth of the asphalt and base or full depth
asphalt. (Department of Public Works)
H. The plat shall be amended to indicate adequate pedestrian pathways, trails or
sidewalks. (Department of Public Works)
The plat shall be amended to indicate any additional easement agreed to between
the applicant and the Larimer and Weld Canal from Thompson Lake to State
Highway 257 for future connection to the Windsor Trail system. (Department of
Planning Services, Town of Windsor)
5. The following notes shall be delineated on the Change of Zone plat:
A. The PUD shall consist of 114 lots approved for PUD zone district uses for Estate
type uses and common open space. The Change of Zone allows for Residential
uses which shall comply with the Estate Zone District requirements as set forth in
Section 36 of the Weld County Zoning Ordinance. The common open space and
road shall be owned and maintained in accordance with Section 6.3.5 of the
Planned Unit Development Ordinance (Ordinance 197). (Department of Planning
Services)
B. A Weld County Septic Permit is required for each proposed home septic system and
shall be installed according to the Weld County Individual Sewage Disposal
Regulation. (Department of Public Health and the Environment)
C. The development shall obtain water service from North Weld County Water District.
(Department of Public Health and the Environment)
D. Each septic system shall be designed for site-specific conditions, that include but are
not limited to maximum seasonal high groundwater, poor soils, and shallow bedrock.
(Department of Health and Environmental Services)
E. Two septic system envelopes shall be designated on each lot. Verbiage shall be
placed in the development covenants that restricts activities in the unused septic
system envelope. Specifically, activities such as landscaping, i.e., the planting of
shrubs and trees; and construction, i.e., auxiliary structures, dirt mounds, etc. should
be expressly prohibited in the designated leach field sites. The covenants should
encourage maintaining these areas in grass. (Department of Public Health and the
Environment)
F. Effective December 1, 1999, Building Permits issued on the proposed subdivision
lots shall be required to adhere to the fee structure of the Windsor Service Area
Road Impact Program. (Ordinance 210) (Department of Planning Services)
G. All development shall adhere to the requirements of the Windsor-Severance Fire
Protection District. (Windsor-Severance Fire Protection District)
Z-537,Soaring Eagle PUD, Page 7 Service,Teamwork, Integrity,Quality
H. Any signage located on the property shall require building permits and adhere to
Section 6.3.6.3 of the Weld County PUD Ordinance when applicable. (Department
of Planning Services)
Prior to the release of any building permits, foundations shall be engineered at each
separate building site. (Weld County Building Inspection)
J. The site shall maintain compliance at all times with the requirements of the Weld
County Public Works Department, Weld County Health Department, and the Weld
County Department of Planning Services. (Department of Planning Services)
K. Installation of utilities shall comply with Section 12 of the Weld County Subdivision
Ordinance. (Department of Planning Services)
L. Prior to any work at this site, which may involve the excavation in or the discharges
of dredged or fill material into waters of the United States which may include
streams, open water lakes, ponds or wetlands, the property should be examined for
these areas pursuant to Section 404 of the Clean Water Act. Any wetlands shall be
delineated and mapped. (Army Corps of Engineers)
M. The applicant shall comply with Section 8.7 of the Weld County Planned Unit
Development Ordinance (Ordinance 197) as follows: Failure to submit a Planned
Unit Development Final Plan- If a PUD Final Plan application is not submitted within
two (2) years of the date of the approval of the PUD Zone District, the Board of
County Commissioners shall require the landowner to appear before it and present
evidence substantiating that the PUD project has not been abandoned and that the
applicant possesses the willingness and ability to continue with the submittal of the
PUD Final Plan. The Board may extend the date for the submittal of the PUD Final
Plan application and shall annually require the applicant to demonstrate that the
PUD has not been abandoned. If the Board determines that conditions or
statements made supporting the original approval of the PUD Zone District have
changed or that the landowner cannot implement the PUD Final Plan, the Board of
County Commissioners may, at a public hearing revoke the PUD Zone District and
order the recorded PUD Zone District reverted to the original Zone District.
(Department of Planning Services)
6. The Final Plan application shall adhere to Section 7.3 of the Weld County PUD Ordinance
#197, and shall specifically address the following as well:
A. The Final Plan application shall include a signed and dated Road Improvements
Agreement for On-site Improvements with Weld County.
B. The Final Plan application shall include an Improvements Agreement in accordance
with Sections 12 and 13 of the Weld County Subdivision Ordinance. The agreement
shall include streets, curb, gutter, sidewalk, emergency access, trail, landscaping of
the common open space and any other appropriate construction elements. The
Improvements Agreement shall further demonstrate compliance with all
recommendations of the Weld County Public Works Department, as described in a
letter from the Weld County Transportation Consultant, and in a letter from the Weld
County Public Works Department.
C. The Final Plan application shall include evidence that the conditions of the North
Weld County Water District have been addressed and that taps are available.
D. The Final Plan application shall specify the method of trail and open space area
maintenance from the Homeowner's Association.
E. The draft covenants shall include the most recent Right to Farm covenant contained
in the Weld County Comprehensive Plan.
Z-537,Soaring Eagle PUD, Page 8 Service,Teamwork, Integrity, Quality
F. The draft covenants and homeowner's association shall address open space
maintenance and landscaping in accordance with Section 6.3.3.2.
G. The Final Plan application shall be reviewed by the Board of County Commissioners
for final approval.
H. The applicant shall attempt to meet the requirements from the Town of Windsor as
outlined in a letter, dated February 17, 2000.
The applicant shall submit to the Department of Planning Services a drainage report
that meets the requirements of Sections 10.12 and 10.13 of the Weld County
Subdivision Ordinance.
7. Prior to the release of any building permits:
A. The applicant shall supply designated street signs and stop signs, as required by
Weld County Public Works, at the appropriate location adjacent to Weld County
Road 13. (Weld County Public Works)
B. Dwellings on each lot are required to have engineered foundations and an open hole
inspection conducted by a Geotechnical Engineer. Outbuilding, including
foundations, shall be built to the Weld County Building Code. Commercial buildings
shall be designed by an architect or engineer licensed by the State of Colorado.
Engineered foundations and an open hole inspection, conducted by a Geotechnical
engineer will be required for all commercial structures.
C. Evidence shall be given to the Department of Planning Services that all of the
requirements of the Windsor-Severance Fire Protection District have been met.
Z-537,Soaring Eagle PUD, Page 9 Service,Teamwork, Integrity,Quality
/ DEPARTMENT OF PLANNING SERVICES
_bl'-i" PHONE (970) 353-6100, EXT.3540
1 FAX 304-6498
E
/T� 1555 N. 917TH AVENUE
GREELEY, COLORADO 80631
C.
COLORADO
January 13, 2000
Everitt Enterprises, Inc.
do Stanley Everitt
3030 S. College Ave
Ft. Collins, CO 80524
Subject: Z-537- Request for a Planned Unit Development Change of Zone for 114 Residential lots with 58.17 acres
of Common Open Space on 420 acres in the Agricultural Zone District on a parcel of land described as Parts
of Section 28 and 33, Township 7 North, Range 67 West of the 6th P.M., Weld County, Colorado.
Dear Mr. Everitt:
Your application and related materials for the request described above are being processed. I have scheduled a
meeting with the Weld County Planning Commission for March 21, 2000, at 1:30 p.m. This meeting will take place in
Room 210, Weld County Planning Department, 1555 N. 17th Avenue, Greeley, Colorado. It is recommended that you
and/or a representative be in attendance to answer any questions the Planning Commission members may have.
It is the policy of Weld County to refer an application to any town or municipality lying within three miles of the property
or if the property is located within the comprehensive planning area of a town or municipality. Therefore, our office has
forwarded a copy of the submitted materials to the Severance and Windsor Planning Commissions for their review and
comments. Please call the town of Severance at 970-686-1218 and the town of Windsor at 970-686-7476 for further
details regarding the date, time, and place of this meeting. It is recommended that you and/or a representative be in
attendance at the Severance and Windsor Planning Commission meetings to answer any questions the Commission
members may have with respect to your application.
A representative from the Department of Planning Services will be out to the property a minimum of ten days prior to
the hearing to post a sign adjacent to and visible from a publicly maintained road right-of-way which identifies the hearing
time, date, and location. In the event the property is not adjacent to a publicly maintained road right-of-way, one sign
will be posted in the most prominent place on the property and a second sign posted at the point at which the driveway
(access drive) intersects a publicly maintained road right-of-way.
The Department of Planning Services'staff will make a recommendation concerning this application to the Weld County
Planning Commission. This recommendation will be available twenty-four (24) hours before the scheduled hearing.
It is the responsibility of the applicant to call the Department of Planning Services'office before the Planning Commission
hearing to make arrangements to obtain the recommendation.
If you have any questions concerning this matter, please call.
tfully��
EXHIBIT
Julie Chester
Planner
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EXHIBIT
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Ca. *537
FIELD CHECK inspection date: 03/09/00
CASE NUMBER: Z-537
APPLICANT: Cullison Family Farms LLC/George A. Nelson Farm Inc, c/o Everitt
Enterprises, Soaring Eagle PUD
LEGAL DESCRIPTION: Parts of Sections 28 and 33, T7N, R67W of the 6th
P.M., Weld County, Colorado
LOCATION: East of and adjacent to State Highway 257, Between Weld County
Roads 74 and 78
Zoning L nd Use
N A (Agricultural) N Agricultural uses
E A (Agricultural) E Windsor Reservoir, Agricultural uses
S A (Agricultural) S Agricultural uses
W A (Agricultural) W Agricultural uses, cows, municipal boundaries
COMMENTS:
• This is a very rural, agricultural area, approximately three to four miles north of the "actual"
Town of Windsor. The property itself is prime farmground and has been used historically as
farmland. The property is adjacent to Windsor Reservoir and it appears that there is a
significant amount of wildlife in the area. The land west of the property, which is within the
municipal boundaries of Windsor, has not been developed and is currently utilized as
farmground, with other agricultural uses. It does not appear that this subdivision would be
le mg surrounding land uses.
(72
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