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RESOLUTION
RE: GRANT CHANGE OF ZONE FROM A (AGRICULTURAL) TO P.U.D. (PLANNED UNIT
DEVELOPMENT) FOR E (ESTATE) ZONING - SHILOH, INC.
WHEREAS, the Board of County Commissioners of Weld County, Colorado,
pursuant to Colorado statute and the Weld County Home Rule Charter, is vested
with the authority of administering the affairs of Weld County, Colorado, and
WHEREAS, a public hearing was held on the 29th day of September, 1993, at
10:00 a.m. for the purpose of hearing the application of Shiloh, Inc. , 123 West
1st Street, Suite 690, Casper, Wyoming 82602, requesting a Change of Zone from
A (Agricultural) to P.U.D. (Planned Unit Development) Plan for E (Estate) Zoning
for a parcel of land located on the following described real estate, to-wit:
Part of the SE,' of Section 4, Township 6 North, Range 67
West of the 6th P.M. , Weld County, Colorado
WHEREAS, the applicant was represented by Larry Intermill, Intermill Land
Surveying, and
WHEREAS, Section 28.8 of the Weld County Zoning Ordinance provides
standards for review of such a Change of Zone, and
WHEREAS, the Board of County Commissioners heard all the testimony and
statements of those present, has studied the request of the applicant and the
recommendations of the Weld County Planning Commission and, having been fully
informed, finds that this request shall be approved for the following reasons:
1. The applicant has complied with all the application requirements
listed in Section 28.5 et seq. , of the Weld County Zoning Ordinance.
2. The request is in conformance with Section 28.8 of the Weld County
Zoning Ordinance as follows:
a. The proximity to the Towns of Windsor and Severance, and the
availability of water and sewer to this location.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County, Colorado, that the application of Shiloh, Inc. , 123 West 1st Street,
Suite 690, Casper, Wyoming 82602, requesting a Change of Zone from A
(Agricultural) to P.U.D. (Planned Unit Development) Plan for E (Estate) Zoning
on the above referenced parcel of land be, and hereby is, granted subject to the
following conditions:
1. The plat shall be delivered to the Department of Planning Services
and be ready for recording in the Weld County Clerk and Recorder's
Office within 15 days of approval by the Board of County
Commissioners. Prior to recording, the following notes shall be
placed on the Change of Zone plat:
a. Water service shall be provided by North Weld County Water
District in quantities adequate for the proposed uses and fire
protection.
931020
PL0929
p (yUq3-c , ,; f_ . Pr-0.,/ 6
CHANGE OF ZONE TO PUD - SHILOH, INC.
PAGE 2
b. Sewage disposal shall be provided by Individual Sewage
Disposal Systems (ISDS) , and shall be installed according to
the Weld County Individual Sewage Disposal Regulations. ISDS
Permits shall be finalized and approved by an Environmental
Protection Specialist within one (1) year of the application
dates.
c. No vehicular access other than emergency access shall be
permitted to the site from the access easement to the east of
Lot 8.
d. Any required emissions permit shall be obtained from the Air
Pollution Control Division, Colorado Department of Health for
fugitive dust.
e. Fugitive dust shall be controlled on this site.
f. All construction activities that disturb more than five acres
shall be required to obtain a stormwater discharge permit from
the Colorado Department of Health, Water Quality Control
Division.
The above and foregoing Resolution was, on motion duly made and seconded,
adopted by the following vote on the 29th day of September, A.D. , 1993.
n ��� BOARD OF COUNTY COMMISSIONERS
ATTEST: �/I((7/j WELD COUNTY, COLORADO
-
Weld County Clerk to the Board I /4=74a—fee -e---
Constance L. Harbert, Chaaairmmaan,
BY:_7� J� It I� o e \
Deputy Clerk o the B W. 7 Weter, Pr�Tem
APPROV AS TO FORM: �-{«'-
eorgeaxt r
r el
County Attorney al all
Barbara J. Kirkmeyer
931020
HEARING CERTIFICATION
DOCKET NO. 93-66
RE: CHANGE OF ZONE FROM A (AGRICULTURAL) TO P.U.D. (PLANNED UNIT
DEVELOPMENT) FOR E (ESTATE) ZONING - SHILOH, INC.
A public hearing was conducted on September 29, 1993, at 10:00 A.M. , with
the following present:
Commissioner Constance L. Harbert, Chairman
Commissioner W. H. Webster, Pro-Tem
Commissioner George E. Baxter
Commissioner Dale K. Hall
Commissioner Barbara J. Kirkmeyer
Also present:
Acting Clerk to the Board, Shelly Miller
County Attorney, Bruce Barker
Planning Department representative, Greg Thompson
The following business was transacted:
I hereby certify that pursuant to a notice dated August 25, 1993, and duly
published September 9, 1993, in the Windsor Beacon, a public hearing was
conducted to consider the request of Shiloh, Inc. for a Change of Zone
from A (Agricultural) to P.U.D. (Planned Unit Development) for E (Estate)
Zoning. Bruce Barker, County Attorney, made this a matter of record.
Greg Thompson, Planning Department representative, entered the favorable
recommendation of the Planning Commission and the unfavorable
recommendation of the Planning staff into the record as written. Larry
Intermill, Intermill Land Surveying, represented the applicant and
requested the aerial map and the Town of Windsor's Planning Area map be
made available for display. Mr. Barker noted these items were Exhibits A
and B in the Planning Commission's record. Mr. Intermill proceeded by
stating, according to the Soil Conservation Service, 50 percent of this
property is non-prime agricultural land. He reviewed the compatibility
with the Urban Growth Boundary, the Comprehensive Plan, and the
surrounding area. Let the record reflect Lee Morrison, Assistant County
Attorney, is now the attorney of record. Mr. Thompson presented to the
Board copies of a portion of Windsor's Comprehensive Plan and commented on
the Primary Growth Area as being an area of influence. He also referred
to Goal #2 of said Plan and stated the areas allowed under the Urban
Growth Boundary are coordinated between Weld County and municipalities.
Mr. Thompson said staff feels this could be leap-frog development. Mr.
Intermill reiterated this site is in the middle of development which is
the same as the proposed type, and he stated neither Windsor or Severance
had any objections. In response to questions from the Board, James Scott,
representing Shiloh, Inc. , said the development will consist of fourteen
lots ranging from 2z to 17 acres in size, with an open space for a horse-
riding arena. He said the roads will be paved and the utilities in the
ground, creating a high-quality subdivision for persons interested in
horses. Mr. Intermill indicated Mr. Scott, himself, would be living there
and said the site is being farmed now, primarily in grass. Mr. Scott
explained the maps used by the Soil Conservation Service to classify prime
or non-prime land. Mr. Thompson clarified the south half is classified as
prime, if irrigation is available, and the north half is classified as
farmland. Manuel Pineda, previous owner and farmer of the property for 27
years, said the water flow has impacted the irrigation and 26 to 30 acres
is known as the "rock field", thus being non-prime agricultural land. He
stated the property was acquired for the purpose of development and the
Town of Windsor recently passed an ordinance permitting development of
this type within its future annexation area. Mr. Pineda indicated the
only crop produced from this ground was corn, which was not the best, and
reiterated it is now in grass, oats, and alfalfa. Let the record reflect
a recess was taken at this time.
931020
�°L K) y,,' 9 , ,' /,
RE: HEARING CERTIFICATION - SHILOH, INC.
PAGE 2
Let the record reflect, upon reconvening, Commissioner Baxter was excused,
and Chairman Harbert explained the procedure taken if the vote resulted in
a tie. Mr. Intermill stated he was open for questions and responded to
the Board by stating the streets would be paved and maintained by the home
owners association. He said the homes will be high-quality, $250,000
homes. Mr. Thompson indicated a referral was sent to the school district,
but no recommendation or comment was received. Norman Johnson, adjoining
property owner, spoke in favor of the proposed development and stated he
had been "rolling rocks for years". He said the plan fits in with the
area. In response to a question from Commissioner Hall, Mr. Thompson
explained the reason for Condition of Approval 111c concerning prohibiting
access by use of the easement to the east of Lot 8. Chairman Harbert
suggested it be platted as an emergency access. Mr. Scott said he does
not have a problem with that, and he explained, after studying the
Subdivision Regulations, he felt the County did not want a thoroughfare,
but preferred a culdesac arrangement. Chairman Harbert confirmed a
thoroughfare would not be appropriate, but reiterated the need for an
emergency access. Mr. Scott said that can be easily done and suggested
the access be restricted by a gate. He explained the current use of the
easement and stated there is a formal agreement permitting Shiloh's use.
Mr. Morrison suggested adjusting the language to say the access is to be
used only for emergency access, and he reminded the Board this is not
ultimately the planning stage. Commissioner Kirkmeyer questioned whether
the applicant was aware oil and gas production could happen. Mr. Scott
stated Mr. Pineda has previously tried to lease with no success;
therefore, he is comfortable with that aspect. He indicated there are
four shares of deeded irrigation water available and the domestic water
will be from North Weld. Mr. Thompson referred to a memo dated August 26,
1993, from Jeff Stoll of the Health Department which indicated Condition
of Approval #2 was inadvertently added; therefore, staff recommended
removal of said Condition and the adjustment of Condition of Approval 111b
to read: "Sewage disposal shall be provided. . . " rather than ". . .may be
provided. . . ". He also read the suggested language for Condition of
Approval #1c into the record. Commissioner Hall moved to approve the
request of Shiloh, Inc. for a Change of Zone from A (Agricultural) to
P.U.D. (Planned Unit Development) for E (Estate) Zoning, based on the
recommendations of the Planning staff and the Planning Commission, with
the Conditions of Approval as entered into the record and the suggested
changes. The motion was seconded by Commissioner Kirkmeyer. Mr. Scott
questioned whether the wording for the access could include utility with
emergency. Mr. Thompson said that issue would be appropriate to address
at the planning stage. Mr. Morrison suggested adding the word "vehicular"
before access. Said suggestion was incorporated into the motion which
carried unanimously.
This Certification was approved on the 4th day of October, 1993.
/� /0 /� APPROVED:
ATTEST: //LL��y (�/// BOARD OF COUNTY COMMISSIONERS
,V� WELD COUNTY, COLORADO
Weld C my Clerk to e Board /' /
By:�—lej Constance L. Ha bert, Chairman
Deputy Clerk to the B
I-4
W GemW. Webster, Pro-Tem
TAPE #93-33
EXCUSED
,George E. Baxter
DOCKET #93-66
Dale K. Hall
PL0929 i/LL., .lL (4l-/Ac y L'
arbara J. Kirkme er
931020
ATTENDANCE RECORD
HEARINGS ARE AS FOLLOWS ON THIS 29th DAY OF September 1993:
DOCKET II 93-66 - Change of Zone, Shiloh, Inc.
DOCKET It 93-68 - Resubdivision, Jerry and Lenora Goedert
DOCKET 8 93-65 - Change of Zone, Ted Rothe
DOCKET It 93-69 - Special Review Permit, Burlington Northern Railroad
PLEASE write or print your name legibly, your address and the DOCKET fl (as listed
above) or the name of the applicant of the hearing you are attending.
NAME ADDRESS HEARING ATTENDING
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97 '.'12G)
NOT I C E
Pursuant to the zoning laws of the State of Colorado and the Weld County Zoning
Ordinance, a public hearing will be held in the Chambers of the Board of County
Commissioners of Weld County, Colorado, Weld County Centennial Center, 915 10th
Street, First Floor, Greeley, Colorado, at the time specified. All persons in
any manner interested in the following proposed Change of Zone are requested to
attend and may be heard.
Should the applicant or any interested party desire the presence of a court
reporter to make a record of the proceedings, in addition to the taped record
which will be kept during the hearing, the Clerk to the Board's Office shall be
advised in writing of such action at least five days prior to the hearing. The
cost of engaging a court reporter shall be borne by the requesting party.
BE IT ALSO KNOWN that the text and maps so certified by the Weld County Planning
Commission may be examined in the office of the Clerk to the Board of County
Commissioners, located in the Weld County Centennial Center, 915 10th Street,
Third Floor, Greeley, Colorado.
APPLICANT
DOCKET NO. 93-66 Shiloh, Inc.
123 West 1st Street, Suite 690
Casper, Wyoming 82602
DATE: September 29, 1993
TIME: 10:00 a.m.
REQUEST: Change of Zone from A (Agricultural) to P.U.D. (Planned Unit
Development) for E (Estate) Zoning
LEGAL DESCRIPTION: Part of the SE of Section 4, Township 6 North, Range 67
West of the 6th P.M. , Weld County, Colorado
LOCATION: North of Weld County Road 72; approximately 4 mile west of Weld
County Road 19
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
BY: DONALD D. WARDEN
WELD COUNTY
CLERK TO THE BOARD
BY: Linda M. Dodge, Deputy
DATED: August 25, 1993
PUBLISHED: September 9, 1993, in the Windsor Beacon
f ^i� 117 929
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AFFIDAVIT OF PUBLICATION
STATE OF COLORADO
ss
COUNTY OF WELD
I, KEITH HANSEN, of said County of Weld, being duly
sworn,say that I am publisher of
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Putouts* -• WINDSOR BEACON
dI IM 7oird 1, a weekly newspaper having a general circulation in said
a Commbnomn County and State, published in the town of WINDSOR,
Carry, Cowes) ,
coned�,y in said County and State; and that the notice, of which
mow, a the annexed is a true copy, has been published in said
mnyb or o. :':i P..« , - weekly for/ successive weeks, that the notice
plopseed�..... was published in the regular and entire issue of every
Mb number of the paper during the period and time of
WAWA wF publication, and in the newspaper proper and not in a
oltrourt supplement, and that the first publication of said notice
■rid was in said paper bearing the date of the to eta be We
day of yQv fie.,.., , A.D., 19f3 and
u_San the last publication bearing the date of the
los
arc
part
day of , A.D., 19_ and
�p 80 KNOW that the said WINDSOR BEACON has been published
mtis the continuously and uninterruptedly for the period of 5
ob consecutive weeks,in said County and State, prior to the
eo eb a date of first publication of said notice, and the same is a
Commies
the Wad newspaper within the meaning of an Act to regulate
taria printing of legal notices an advertisements, approved
May 18, 1931,and all prior cts ar as in force.
tmeT:8hibh
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TOO Weal am. _.•�. Subscri d a d sworn to before me thiso2/At _day
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NOTARY PUBLIC
mh .N,, My commission expires Lh�-[= /991.e"
Milord,of
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BOARD OF COUNTY
COMWELD Ca COUNTY.
ORADO
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n 1029
CERTIFICATE OF MAILING
The undersigned hereby certifies that a true and correct copy of the foregoing
Notice of Hearing, Docket 1193-66, was placed in the United States mail, postage
prepaid, addressed to the following property owners.
DATED this 9/Sf" day of , 1993.
Deputy Clerk to the B d
Michael and Lisa Lundquist Lydia and Dorothy Darden
35002 WCR 19 34896 WCR 19
Windsor, CO 80550 Windsor, CO 80550
Richard and Geraldine Oschner Jack W. Holmes
35456 WCR 19 PO Box 567
Windsor, CO 80550 Amarillo, TX
Howard and Marjory Smith Albert S. and Marie A. Swanson
35712 WCR 19 813 Walnut St.
Windsor, CO 80550 Windsor, CO 80550
Warren Ehrlich D.L. Percell
PO Box 833 410 17th St. , Suite 2220
Windsor, CO 80550 Denver, CO 80202
Windsor Farms, Inc. Dean L. Cummins
Box 60 1923 26th Ave.
Milliken, CO 80543 Greeley, CO 80631
Pineda and Sons, Inc. Shiloh, Inc.
35065 WCR 19 123 S. 1st St. , Suite 690
Windsor, CO 80550 Casper, Wy 82602
Raymond and Gloria Winder Shiloh, Inc.
34681 WCR 19 PO Box 2759
Windsor, CO 80550 Casper, WY 82602
Norman and Georgia Johnson
8120 WCR 72
Windsor, CO 80550
Charles and Ingeborg Frye
34896 WCR 19
Windsor, CO 80550
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SUMMARY OF THE WELD COUNTY PLANNING COMMISSION MEETING
August 17, 1993
Page 3
Bud Clemons moved Case Number USR-1023, Jose A. Gonzales, be forwarded to the
Board of County Commissioners with the Development Standards and Conditions of
Approval with the Planning Commission recommendation for approval. Bill O'Hare
seconded the motion. (This application was tabled and voted on as the third case
in the meeting to give the applicant time to read the staff' s recommendations) .
The Chairperson asked the secretary to poll the members of the Planning
Commission for their decision. Richard Kimmel - yes; Juliette Kroekel - yes;
Bill O'Hare - yes; Shirley Camenisch - yes ; Bud Clemons - yes ; Judy Yamaguchi -
yes. Motion carried unanimously.
CASE NUMBER: Z-481
APPLICANT: Shiloh, Inc.
REQUEST: A Change of Zone from A (Agricultural) to PUD for E (Estate) Zoning.
LEGAL DESCRIPTION: Fart of the SE4 of Section 4, T6N, R67W of the 6th P.M. ,
Weld County, Colorado .
LOCATION: North of Weld County Road 72; approximately 1/4 mile west of Weld
County Road 19.
Larry Intermill, representative, gave an overview of the application. Exhibits
were submitted showing the change of zone meets the Comprehensive Plans of Weld
County, Windsor, and Severance. It is also in the growth boundaries of the Town
of Windsor. Fifty percent of the site is non-prime agricultural ground. Bill
O'Hare asked about Oil and Gas Commission concerns . Jim Scott, applicant,
explained the mineral rights were very broken up, but he owns 3/8 of the mineral
rights. Extensive discussion followed.
The Chairperson asked if there was anyone in the audience who wished to speak for
or against this application.
Manuel Pineda, surrounding property owner, initially sold this land to Mr. Scott.
He said the change of zone and future plans of the applicant are compatible with
long range plans in this area. He is very much in favor of this application.
Sewer and water supplies were addressed and discussed.
Richard Kimmel moved Case Number Z-481, Shiloh, Inc. , be forwarded to the Board
of County Commissioners with the Planning Commissions recommendation for approval
because of the proximity to the Towns of Windsor and Severance, other similar
rezones and Planned Unit Developments in the area, and the availability of water
and sewer to this location. Motion seconded by Bill O'Hare.
•
A.xhr a/ f 4171029
BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
'7
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Richard Kimmel that the following resolution be introduced for passage
by the Weld County Planning Commission. Be it resolved by the Weld County
Planning Commission that the application for:
CASE NUMBER: Z-481
NAME: Shiloh, Inc.
ADDRESS: 123 W. 1st Street, Suite 690, Casper, WY 82602
REQUEST: A Change of Zone from A (Agricultural) to PUD for E (Estate) Zoning.
LEGAL DESCRIPTION: Part of the SE4 of Section 4, T6N, R67W of the 6th P.M. ,
Weld County, Colorado.
LOCATION: North of Weld County Road 72; approximately 1/4 mile west of Weld
County Road 19.
be recommended favorably to the Board of County Commissioners because of the
proximity to the Towns of Windsor and Severance, and the availability of water
and sewer to this location.
The Planning Commission' s recommendation for approval is conditional upon the
following:
1. The plat shall be delivered to the Department of Planning Services and be
ready for recording in the Weld County Clerk and Recorder's office within
15 days of approval by the Board of County Commissioners. Prior to
recording, the following notes shall be placed on the change of zone plat:
a. Water service shall be provided by North Weld County Water District
in quantities adequate for the proposed uses and fire protection.
b. Sewage disposal may be provided by individual sewage disposal
systems, and shall be installed according to the Weld County
Individual Sewage Disposal Regulations. I. S. D. S. permits shall
be finalized and approved by an Environmental Protection Specialist
within one (1) year of the application dates.
c. No access shall be permitted to the site from the access easement to
the east of Lot 8.
d. Any required Emissions Permit shall be obtained from the Air
Pollution Control Division, Colorado Department of Health for
fugitive dust.
r 1 029
RESOLUTION, Z-481
Shiloh, Inc.
Page 2
e. Fugitive dust shall be controlled on this site.
f. All construction activities that disturb more than five acres shall
be required to obtain a stormwater discharge permit from the
Colorado Department of Health, Water Quality Control Division.
2. The applicant shall consider a package treatment system for sewage
disposal.
Motion seconded by Bill O'Hare.
VOTE:
For Passage Against Passage
Richard Kimmel Juliette Kroekel
Bill O'Hare Judy Yamaguchi
Shirley Camenisch
Bud Clemons
The Chairperson declared the resolution passed and ordered that a certified copy
be forwarded with the file of this case to the Board of County Commissioners for
further proceedings.
CERTIFICATION OF COPY
I, Sharyn Ruff, Recording Secretary for the Weld County Planning Commission, do
hereby certify that the above and foregoing resolution, is a true copy of the
resolution of the Planning Commission of Weld County, Colorado, adopted on August
17, 1993.
Dated the 17th f Augus 1993.
Sharyn F. uff
Secretary
9 ? 1029
INVEN 0RY OF ITEMS SUBMITTED FOR CONSIuERATION
Applicant: Shiloh, Inc Case Number: Z-481
Submitted or Prepared
Prior
to Hearing At Hearing
1. Application 52 pages X
2. 1 Application plat X
3. DPS referral summary sheet and letter X
4. DPS letter to applicant X
5. DPS Recommendation X
6. DPS Surrounding Property Owner/Mineral Owner X
Mailing list, letter and certificate.
7. 2 DPS Maps Prepared by Planning Technician X
8. DPS Notice of Hearing X
9. DPS Case File Summary Sheet X
10. DPS Field Check X
11. Large map as Exhibit A submitted by applicant X
12. West Greeley Soil Conservation District referral X
response, dated August 10, 1993
13. Town of Windsor referral response, dated August X
6, 1993
14. Town of Severance referral response, dated X
August 12, 1993
15. Conditions of Approval submitted by staff X
16. Exhibit B submitted by applicant X
17. Corps of Engineers referral response, dated X
July 22, 1993 and letter dated July 29, 1993
18. Oil and Gas Conservation Commission referral X
response, dated July 27, 1993
19. Weld County Health Department referral response X
dated July 22, 1993
20. Weld County Engineering referral response, X
dated July 23, 1993
21. Windsor Fire Department referral response, X
dated July 20, 1993
22. Weld County Sheriff's Office referral response, X
dated July 20, 1993.
/ 12i ;/ A 921 129
INVENTORY OF ITEMS, Z-481
Shiloh, Inc.
Page 2
Submitted or Prepared
Prior
to Hearing At Hearing
23. North Weld County Water District referral X
response, dated July 19, 1993.
24. Affidavit of Interest Owners - Surface estate X
25. Affidavit of Interest Owners - Mineral and/or X
Subsurface Estate
26. Resolution of Recommendation from the Planning X
Commission
I hereby certify that the 26 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 on August 20, 1991 /
Greg Th ps , C Cur t Planner
il-
STATE OF COLORADO )
)
COUNTY OF WELD )
SUBSCRIBED AND SWORN TO BEFORE ME THIS MD day of I9 3
t::F., ;^i
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"hJCom�yssign Expires pL1 ''TT
• �Gi o
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5371029
//1J,�, EXHIBIT INVENTORY CONTROL SHEET
Case &'2 — / .?4.LDAr
Exhibit Submitted By Exhibit Description
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9;71020
CONDITIONS OF APPROVAL
Shiloh, Inc.
Z-481
The Planning Commission's recommendation for approval is conditional upon the
following:
1. The plat shall be delivered to the Department of Planning Services and be
ready for recording in the Weld County Clerk and Recorder' s office within
15 days of approval by the Board of County Commissioners. Prior to
recording, the following notes shall be placed on the change of zone plat:
a. Water service shall be provided by North Weld County Water District
in quantities adequate for the proposed uses and fire protection.
b. Sewage disposal .may- be provided by individual sewage disposal
systems, and shall be installed according to the Weld County
Individual Sewage Disposal Regulations. I. S. D. S. permits shall
be finalized and approved by an Environmental Protection Specialist
within one (1) year of the application dates.
�,wt+ )r
c. No access�shall be permute to the site from the access easement to
,
the east of Lot 8.
d. Any required Emissions Permit shall be obtained from the Air
Pollution Control Division, Colorado Department of Health for
fugitive dust.
e. Fugitive dust shall be controlled on this site.
f. All construction activities that disturb more than five acres shall
be required to obtain a stormwater discharge permit from the
Colorado Department of Health, Water Quality Control Division.
2f The "applioattt--she 1. consider "a -pae1cage treatment system for sewage
1 to rici 3
Ir,2, "...0 42-L
.C13 e4ljetr
GG�
971020
I
I
directed to develop to Windsor's utility and road standards.
A-7 Pursue intergovernmental agreements with Larimer and Weld Counties to
limit the level of commercial (retail) development on unincorporated county
land in Windsor's planning area unless these properties annex to Windsor.
4
C. Future Land Use Plan
I
1. Primary Growth Area
On the Future Land Use Map (Figure 17), a primary growth area is designated within
Windsor's planning area. The primary growth area is intended to delineate those portions
of the planning area where it is most logical to extend urban services in the near term (5
to 10 years hence) and areas where the highest priority parcels for annexation are located.
Developers are encouraged to locate within the primary growth area first, before other
locations are considered.
Determination of the boundary for the primary growth area was based on analysis of utility
capacity, projected population growth, land absorption, circulation patterns, environmental
constraints, and from discussions with citizens and Town officials. Areas outside the primary
growth area include presently annexed portions of the Town to the north and south.
However, it was felt that extension of services to these locations would not occur (and was
not feasible) within the time frame of near-term growth. The Future Land Use Plan is a
core element of the comprehensive plan and illustrates the desired future land use pattern
for the Town of Windsor. This plan should be revised and updated when necessary due to
changing circumstances or new information.
2. Land Use Descriptions
A description of the categories used in the Future Land Use Plan follows.
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RECORDED EXEMPTION
AFFIDAVIT OF INTEREST OWNERS
MINERALS AND/OR SUBSURFACE ESTATE
Application No.
Subject Property SI',, (CAh ES+GIPS� �rYq - - 41-- T(1O�—/c P7Lc)
l -Y)\ C_ Cv Co
STATE OF COLORADO )
) ss
COUNTY OF WELD )
THE UNDERSIGNED, being first duly sworn, states that to the best of his or
her knowledge the attached list is a true and accurate list of the names and
addresses of all mineral owners and lessees of mineral owners on or under the
parcel of land under as their names appear upon the records in the Weld County
Clerk and Recorder's Office or from an ownership update from a title or abstract
company or an attorney.
01.41771t 2 40e-9
St
The foregoing instrument was subscribed and sworn to before me this c-//
day of Eyl.lir _ , l' . WITNESS my hand and official seal.
My Commission Expires:
N ary Public G W�
971029
RECORDED EXEMPTION
AFFIDAVIT OF INTEREST OWNERS •
SURFACE ESTATE
Application No.
Subject Property .c1-\11012 Es-FG -25 — e \/q sec,. Li- T4i'N- ' `Q (.OqL ,
Weld Gut in-km , Co ora do
STATE OF COLORADO )
) ss
COUNTY OF WELD
THE UNDERSIGNED, being first duly sworn, states that to the best of his or
her knowledge the attached list is a true and accurate list of the names ,
addresses, and the corresponding Parcel Identification Number assigned by
the Weld County Assessor of the owners of property (the surface estate)
within five hundred feet of the property under consideration. This list
was compiled from the records of the Weld County Assessor, or an ownership
update from a title or abstract company or attorney, derived from such
records, or from the records of the Weld county Clerk and Recorder. The
list compiled from the records of the Weld County Assessor shall have been
assembled within thirty days of the application's submission date.
The foregoing rl instrument was subscribed and sworn to before me this /1]th
day of L -w rZ_ , 1913 WITNESS my hand and official seal.
My Commissio
��lp........ / r1S 7 � 11u cu/J
f C N ary Public
JODEE L.
KADOUS •/o /1 r
qlf OF 60-°, 11 Jot
2,y 9sS
'4'0/81*n0
931020
DEPARTMENT OF PLANNING SERVICES
PHONE(303) 353-3845, EXT. 3540
WELD COUNTY ADMINISTRATIVE OFFICES
140O GREELEY, N. ORAAVENUEO631
COLORADO 80631
COLORADO
JUL 2 t 1993
July 15, 1993 CASE NUMBER: Z-481
Weld r-Inty Planning
TO WHOM IT MAY CONCERN:
Enclosed is an application from Shiloh, Inc. , for a Change of Zone from A
(Agricultural) to PUD (Planned Unit Development) for Estate type uses. The
parcel of land is described as part of the SE4 of Section 4, T6N, R67W of the 6th
P.M. , Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is north of Weld County Road 72; approximately 1/4
mile west of Weld County Road 19.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by July
29 , 1993, so that we may give full consideration to your recommendation. Please
call Greg Thompson, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. / We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. P1 se ref t the enclosed letter. 7
Signed- =�r `A.Y/ Agency: /�OP/7`lfl[I/F�Dazz),4-7r.e01:57
Date:
931020
(-et: S‘it----.N.)
�p DEPARTMENT OF PLANNING SERVICES
o ,G n 013 PHONE (303) 353.3845, EXT. 3540
Y WELD COUNTY ADMINISTRATIVE OFFICES
WinAt fit
s 1400 N. 17TH AVENUE
C. 0`aGcud��`� GREELEY, COLORADO 80631
COLORADO
July 15, 1993 CASE NUMBER: Z-481
TO WHOM IT MAY CONCERN:
Enclosed is an application from Shiloh, Inc. , for a Change of Zone from A
(Agricultural) to PUD (Planned Unit Development) for Estate type uses. The
parcel of land is described as part of the SE4 of Section 4, T6N, R67W of the 6th
P.M. , Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is north of Weld County Road 72; approximately 1/4
mile west of Weld County Road 19.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by July
29, 1993, so that we may give full consideration to your recommendation. Please
call Greg Thompson, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. {� We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. j a e) refer to the enclosed letter.
Signed: Agency: k / r
Date: O7 2 '3
931020
• 4
Ott or1 DEPARTMENT OF PLANNING SERVICES
PHONE (303)353- 45, EXT. 3540
�uti 2 Z I ¶993WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE
k1,4 0, .nt��placsnin0 GREELEY, COLORADO 80631
C
COLORADO
July 15, 1993 CASE NUMBER: Z-481
TO WHOM IT MAY CONCERN:
Enclosed is an application from Shiloh, Inc. , for a Change of Zone from A
(Agricultural) to PUD (Planned Unit Development) for Estate type uses. The
parcel of land is described as part of the SE4 of Section 4, T6N, R67W of the 6th
P.M. , Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is north of Weld County Road 72; approximately 1/4
mile west of Weld County Road 19.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by July
29 , 1993, so that we may give full consideration to your recommendation. Please
call Greg Thompson, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. ,x We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. // Please refer to the enclosed llee�tt�ter. /�
Signed:46 4111/ 4..2 ,7?"- Agency: / 'i NO/c er / 'r"f pert
1-
Date: 7- .2a -
931020
tt
DEPARTMENT OF PLANNING SERVICES
' PHONE(303)353-3845, EXT. 3540
WELD COUNTY ADMINISTRATIVE OFFICES
C GREELEY, N. ORA AVENUE
REC,ef(��n I' COLORADO 80631
COLORADO " I a 1003
July 15, 1993 CASE NUMBER: Z-481
TO WHOM IT MAY CONCERN:
Enclosed is an application from Shiloh, Inc. , for Change of Zone from A
(Agricultural) to PUD (Planned Unit Development) for tate type u s. The
parcel of land is described as part of the SE4 of Section 4, T , W of the 6th
P.M. , Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is north of Weld County Road 72; approximately 1/4
mile west of Weld County Road 19.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by July
29, 1993, so that we may give full consideration to your recommendation. Please
call Greg Thompson, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. C' We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. Please refer to the enclosed letter.
� �yyn/
Signed:y/L4'°",aj.46iu. Agency: c� G€, /�/GlLQ2tt
Date: - 0,3 ' -/ 3 1! D !/ i
JUL 2 3 1993
Weld re-iota 31 0hA
t mEmORAnDUm
VIiDc. To Greg Thompson
Weld Weld County Planning Dote Julys/7 T/A3Ws
COLORADO John S. Pickle, M.S.E.H. , Director, Environmental Health
From
Case Number: Z-481 Name: Shiloh, Inc.
Subset:
Environmental Protection Services has reviewed this proposal; the following
conditions are recommended to be part of any approval:
1. Any required Emissions Permit is obtained from the Air Pollution Control
Division, Colorado Department of Health for fugitive dust.
2. Fugitive dust shall be controlled on this site.
3. An individual sewage disposal system, is required for the proposed
facility and shall be installed according to the Weld County Individual
Sewage Disposal Regulations.
4. It is the policy of this Division not to recommend for approval of any lot
size less than one (1) acre which will utilize an Individual Sewage
Disposal System.
5. Recommend this development consider a package treatment system for sewage
disposal.
6. Individual Sewage Disposal System permits must be finalized and approved
by an Environmental Protection Specialist within one (1) year of the
application dates.
7. All construction activities that disturb more than five (5) acres will be
required to obtain a stormwater discharge permit from the Colorado
Department of Health, Water Quality Control Division.
JSP/lam-1406
i� JUL 2 3 1993
c
Weld r unty Planning
931020
!„<„,. ,
DEPARTMENT OF PLANNING SERVICES
PHONE (303)353-3845, EXT. 3540
1993 WELD COUNTY ADMINISTRATIVE OFFICES
O Ju`1 9 1400 N. 17TH AVENUE
COO 01�&GFS�UNS COMA GREELEY, COLORADO 80631
COLORADO
July 15, 1993 CASE NUMBER: Z-481
TO WHOM IT MAY CONCERN:
Enclosed is an application from Shiloh, Inc. , for a Change of Zone from A
(Agricultural) to PUD (Planned Unit Development) for Estate type uses. The
parcel of land is described as part of the SE4 of Section 4, T6N, R67W of the 6th
P.M. , Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is north of Weld County Road 72; approximately 1/4
mile west of Weld County Road 19.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by July
29, 1993, so that we may give full consideration to your recommendation. Please
call Greg Thompson, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. Please refer to the enclosed letter. +y
Signed: � �.- p, Agency: C/4- ft 474 CONSERVAT,on I�OmMI35/og
Date: -7"�-7'73
ott . svt
poG 21993 \\
��r�,,, ,_. aiming
931020-
STATE OF COLORADO
OIL AND GAS CONSERVATION COMMISSION
DEPARTMENT OF NATURAL RESOURCES
DENNIS R. BICKNELL SUITE 380 LOGAN TOWER BUILDING
Director
1580 LOGAN STREET
PATRICIA C. BEAVER
Technical Secretary DENVER, COLORADO 80203
(303) 894-2109 FAX ROY ROMER
(303) 894-2100 Governor
July 27,1993
Greg Thompson
Weld Planning Services
1400 North 17'" Avenue
Greeley CO 80631
Dear Sir:
Case Number Z-481 has been reviewed by this office. Since the oil and gas lease is not held
by the property owners it should be realized that there is the potential for oil and gas drilling
on the lands included in the application. The land is on the edge of the Severance Field and
less than a mile Southwest of the Windsor Field. There is a producing oil well about half a
mile to the east of the application area and a well was proposed but never drilled in the same
quarter section where the property lies. Any oil or gas development would of course be
regulated by the applicable rules of the Oil and Gas Conservation Commission in effect at the
time of drilling. However, we would urge that prospective property owners be informed of the
potential for development in the area.
If you have any questions about the contents of this letter, please contact me at the above
address or phone number.
Sincerely yours,
ja.0,-,/e1j,
Robert J. an Sickle
Petroleum Engineer
407- 1 AUG 2 1993
,400.*A r 7nty Planning
931020
E 150" I g SSC5/5
// I 17 78 1 `)441,I I. 1st '�i 'n^^ to DEPARTMENT OF PLANNING SERVICES
... %7 8 PHONE (303) 353-3845, EXT. 3540
•rWELD COUNTY ADMINISTRATIVE OFFICES
W vt,v9iN/^e , 1400 N. 17TH AVENUE
ik.
GREELEY, COLORADO 80631
COLORADO
July 15, 1993 CASE NUMBER: Z-481
TO WHOM IT MAY CONCERN:
Enclosed is an application from Shiloh, Inc. , for a Change of Zone from A
(Agricultural) to PUD (Planned Unit Development) for Estate type uses. The
parcel of land is described as part of the SELL of Section 4, T6N, R67W of the 6th
P.M. , Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is north of Weld County Road 72; approximately 1/4
mile west of Weld County Road 19.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by July
29, 1993, so that we may give full consideration to your recommendation. Please
call Greg Thompson, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. X Please refer to the enclosed letter.
Agency: C-ov--eS Cg4W�hS
Signed: -nay RSL- \T
7.
Date:7v\M 2,91/4 ) (443 0 crl 77:
AUG 2 593
Li
"�rA►a" °"ntyP18001020
rtiNT of e DEPARTMENT OF THE ARMY Tn o,,F
*/gqg11 I + . CORPS OF ENGINEERS,OMAHA DISTRICT t,
w it, k„I TRI-LAKES PROJECT OFFICE,9307 STATE HWY 1 21 %It
1 I LITTLETON,COLORADO 80123-6901 s
REPLY To July 29, 1993
�iiin s o� ATTENTION OF eI M o`�,E 4n
Mr. Greg Thompson
Department of Planning Services
Weld County Administrative Offices
1400 N. 17th Avenue
Greeley, Colorado 80631
Dear Mr. Thompson:
This concerns case number Z-481, Shiloh, Inc. located in Section 4, Township 6 North,
Range 67 West, Weld County, Colorado
Your project has been reviewed in accordance with Section 404 of the Clean Water Act
under which the U.S. Army Corps of Engineers regulates the discharge of dredged and fill
material into waters of the United States including wetlands.
Reference is made to a July 28, 1993 wetlands determination conducted by Mr. Terry
McKee of this office. During Mr. McKee's site visit, it was found that no wetlands exist at this
site.
This letter is to inform you that the proposed activity, assigned number 199380515, will
not require a Department of the Army (DA) Permit.
Although a DA Permit will not be required for the project, this does not eliminate the
requirement that other applicable federal, state, and local permits be obtained as required.
If there are any further questions concerning this matter, please feel free to contact Mr.
Terry McKee of this office at 303-979-4120.
Sincerely,
Timo II y T. C.I ey
Project • anage
ff21.07fficr
IIAUG 21993
14104' '^*rty Planning
9131020
CONDITIONS OF APPROVAL
Shiloh, Inc.
Z-481
The Planning Commission' s recommendation for approval is conditional upon the
following:
1. The plat shall be delivered to the Department of Planning Services and be
ready for recording in the Weld County Clerk and Recorder's office within
15 days of approval by the Board of County Commissioners. Prior to
recording, the following notes shall be placed on the change of zone plat:
a. Water service shall be provided by North Weld County Water District
in quantities adequate for the proposed uses and fire protection.
b. Sewage disposal may be provided by individual sewage disposal
systems, and shall be installed according to the Weld County
Individual Sewage Disposal Regulations. I. S. D. S. permits shall
be finalized and approved by an Environmental Protection Specialist
within one (1) year of the application dates.
c. No access shall be permitted to the site from the access easement to
the east of Lot 8.
d. Any required Emissions Permit shall be obtained from the Air
Pollution Control Division, Colorado Department of Health for
fugitive dust.
e. Fugitive dust shall be controlled on this site.
f. All construction activities that disturb more than five acres shall
be required to obtain a stormwater discharge permit from the
Colorado Department of Health, Water Quality Control Division.
2. The applicant shall consider a package treatment system for sewage
disposal.
DEPARTMENT OF PLANNING SERVICES
1111De
PHONE(303)353-3845, EXT.3540
WELD COUNTY ADMINISTRATIVE OFFICES
140 GREELEY, N. ORAAVENUEO631
COLORADO 80631
COLORADO
July 15, 1993 CASE NUMBER: Z-481
TO WHOM IT MAY CONCERN:
Enclosed is an application from Shiloh, Inc. , for a Change of Zone from A
(Agricultural) to PUD (Planned Unit Development) for Estate type uses. The
parcel of land is described as part of the SE4 of Section 4, T6N, R67W of the 6th
P.M. , Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is north of Weld County Road 72; approximately 1/4
mile west of Weld County Road 19.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by July
29, 1993, so that we may give full consideration to your recommendation. Please
call Greg Thompson, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. X We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. Please refer to the enclosed letter.
/� TOWN OF SEVERANCE
Signed: i; Agency: P.O. BOX 122 ^ � !
Date: (2,7 ,A2, / yy3 C hill Q 'j jj C �, V
fiala
Weld County Plennlnl
931020
p
DEPARTMENT OF PLANNING SERVICES
PHONE(303) 353-3845, EXT. 3540
WELD COUNTY ADMINISTRATIVE OFFICES
C• 1400 N 17RA AVENUE
GREELEY, COLORADO 80631
COLORADO
July 15, 1993 CASE NUMBER: Z-481
TO WHOM IT MAY CONCERN:
Enclosed is an application from Shiloh, Inc. , for a Change of Zone from A
(Agricultural) to PUD (Planned Unit Development) for Estate type uses. The
parcel of land is described as part of the SE4 of Section 4, T6N, R67W of the 6th
P.M. , Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is north of Weld County Road 72; approximately 1/4
mile west of Weld County Road 19.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by July
29, 1993, so that we may give full consideration to your recommendation. Please
call Greg Thompson, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. Please refer to the enclosed letter. ✓" �, /
Signed: (j a %GZr Agency: (�4.4"A
Date: 72 (/
o aE
ll
AUG 1 1 1993
Weld runty Planning
931020
r--t ' ?-1-.......‘") 192oy122'32¢,u
,4, R ��a' DEPARTMENT OF PLANNING SERVICES
,n ,Q�� `� PHONE(303) 353-3845, EXT. 3540
,�` (\ N WELD COUNTY ADMINISTRATIVE OFFICES
Lo J �`\7 1400 N. 17TH AVENUE
1111 p oz.
��� GREELEY, COLORADO 80631
COLORADO a`�1oL6gL95��`��/
July 15, 1993 CASE NUMBER: Z-481
TO WHOM IT MAY CONCERN:
Enclosed is an application from Shiloh, Inc. , for a Change of Zone from A
(Agricultural) to PUD (Planned Unit Development) for Estate type uses. The
parcel of land is described as part of the SE4 of Section 4, T6N, R67W of the 6th
P.M. , Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is north of Weld County Road 72; approximately 1/4
mile west of Weld County Road 19.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by July
29, 1993, so that we may give full consideration to your recommendation. Please
call Greg Thompson, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. 1/ We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. Please refer to the enclosed letter.
Signed: I 7,1'Y /7 ta,_ ,_ +,,'uv. Agency: /Aie '-./ Ce ,
sc
77
Date: ./0/ et
i5r'
I AUG 1 2 1993
E tz,
Well C^'mty Planning
I -- - 9:31020
FIELD CHECK
FILING NUMBER: Z-481 DATE OF INSPECTION: July 30, 1993
APPLICANT'S NAME: Shiloh, Inc.
REQUEST: A Change of Zone from A (Agricultural) to PUD (Planned Unit
Development) for E (Estate) zoning.
LEGAL DESCRIPTION: Part of the SE4 of Section 4, T6N, R67W of the 6th P.M. ,
Weld County, Colorado.
LOCATION: North of Weld County Road 72; approximately 1/4 miles west of Weld
County Road 19.
LAND USE: N Rural residence, irrigated crops, hay, dry lakebed.
E Rural residences, pasture, alfalfa, hay.
S Irrigated crops.
W Non-irrigated crops, irrigated crops, ditch flowing to the
southwest.
ZONING: N A (Agricultural)
E A (Agricultural)
S A (Agricultural)
W A (Agricultural)
COMMENTS:
The ground slopes to the southeast. Irrigated crops in corn are on site. There
is no similar development in the area. Weld County Road 72 chip sealed this
year. Weld County Road 19 and Weld County Road 17 paved.
r
V
Current Planner
931020
LAND-USE APPLICATION
SUMMARY SHEET
Date: August 17, 1993
CASE NUMBER: Z-481
NAME: Shiloh, Inc.
ADDRESS: 123 W. 1st Street, Suite 690, Casper, WY 82602
REQUEST: A Change of Zone from A (Agricultural) to PUD for E (Estate) Zoning.
LEGAL DESCRIPTION: Part of the SE4 of Section 4, T6N, R67W of the 6th P.M. ,
Weld County, Colorado.
LOCATION: North of Weld County Road 72; approximately 1/4 mile west of Weld
County Road 19.
SIZE OF PARCEL: 75.54 acres, more or less.
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS:
The criteria for review of this Special Review permit is listed in Section 28.7
of the Weld County Zoning Ordinance. The Department of Planning Services' staff
has received responses from:
1. Weld County Health Department.
2. Weld County Engineering Department.
3. Weld County Sheriff' s Office.
4. Colorado Oil and Gas Conservation Commission.
5. Windsor/Severance Fire Protection District F-17.
6. North Weld County Water District.
7. U.S. Army Corps of Engineers.
The Department of Planning Services' staff has received a verbal response from
the Town of Windsor.
The Department of Planning Services' staff has not received responses from the
following agencies:
1. Windsor School District RE-4.
2. Windsor Reservoir Company.
3. Town of Severance (meeting Wednesday August 11, 1993) .
4. Greeley Soil Conservation District.
The Department of Planning Services' staff has received one inquiry from
surrounding property owners.
931020
AFFIDAVIT OF PUBLICATION
STATE OF COLORADO
NOTICE. OF Hating Room p ss
Vat EreABIlgg Roe►. Weld County COUNTY OF HELD
i Centennial Center,
The Weld County 916 Tenth Street, I, IO✓ITH HANSEN, of said County of Weld, being duly
P I • n n i n 9 Cawley, Colorado, sworn, say that I am publisher of
Commission will Comments or
conduct a public objections related to WINDSOR BEACON
hearing ist 1 n,Tuesday,
es ay, Ihn above request
1:30 m. to 93, at si•7uai be brnNMd a weekly newspaper having a general circulation in said
p In writin to the County and State, published in the town of WINDSOR,
a approvrequest
l es for Weld County in said County and State; and that the notice, of which
approval
of of a a Department of the annexed is a true copy, has been published in said
ChangePlanning Serv1 7th weekly for i successive weeks, that the notice
from Shiloh,ofInc. 1400 N. is th
The parcel of land is Avenue, Creakilywas published in the regular and entire issue of every
deserted as pan of Colorado 80631, number of the paper during the period and time of
e t SE4 of Section before the above publication, and in the newspaper proper and not in a
4,TIN,R67W of the dais or presented: supplement, and that the first publication of said notice
6th P.M., Weld the public hearing was in said paper bearing the date of the
County, Colorado, on August l3 at-
containing � ,p
75.54 vay of , AD., 19 and
wee, more or less. Copies of the the last publication bearin the date of the
The property is application are
I 0 c a t • d avertable for Publb day of A.D., 19_ and
approximately north inspection in
Of Weld County Department of
tM that the said WINDSOR BEACON has been published
Road 72, Planning Services, continuously and uninterruptedly for the period of 5
approximately 1/4 1400 N. 17th consecutive weeks, in said County and State, prior to the
mile west of Weld Avenue, Greeley, date of first publication of said notice, and the same is a
Courtly Road 19. Colorado, - phoni , newspaper within the meaning of an Act to regulate
5,Extension printing of legal notices an advertisements, approved
The public hearing
May 18, 1931, and all prior cts ar as in force.
to be held by theW
P l County JudyChairperson,
ers n Yamaguchi, ...t* //
//
P l a n n i n g Cttelrpersori, Weld 21�„{
Comeission for the County Planning ' P LISHER
conflation of the Commission
above referenced
conducted will .�_. Iiihed in the So bscribed and sworn to before me this 2 a . day
Weld County'an y 2 Steer Neon { l
Commissioners' �.19p a.s.c�(' (/ ®77 e-,n-n,o
NOTARY PUBLIC
My commission expires 2; /9l6 .
o,'C I VE
31993
nIng
931020
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CERTIFICATE OF MAILING
I hereby certify that I have placed a true and correct copy of the
surrounding property owners and owners and lessees of minerals in
accordance with the notification requirements of Weld County in Case Number
Z-481 for Shiloh, Incorporated in the United States Mail, postage prepaid
First Class Mail by letter as addressed on the attached list.
this 16th day of July, 1993.
9319217
SURROUNDING PROPERTY OWNERS AND/OR
MINERAL OWNERS/SUBSURFACE ESTATE
SHILOH, INCORPORATED
Z-481
Michael and Lisa Lundquist
35002 Weld County Road 19
Windsor, CO 80550
Richard and Geraldine Ochsner
35456 Weld County Road 19
Windsor, CO 80550
Howard and Marjory Smith
35712 Weld County Road 19
Windsor, CO 80550
Warren Ehrlich
P.O. Box 833
Windsor, CO 80550
Windsor Farms, Inc.
Box 60
Milliken, CO 80543
Pineda and Sons, Inc.
35065 Weld County Road 19
Windsor, CO 80550
Raymond and Gloria Winder
34681 Weld County Road 19
Windsor, CO 80550
Norman and Georgia Johnson
8120 Weld County Road 72
Windsor, CO 80550
Charles, Ingeborg, Lydia and Dorothy Darden
34896 Weld County Road 19
Windsor, CO 80550
Charles and Ingeborg Frye
34896 Weld County Road 19
Windsor, CO 80550
931020
SURROUNDING PROPERTY OWNERS AND/OR
MINERAL OWNERS/SUBSURFACE ESTATE
SHILOH, INCORPORATED
Z-481
Pineda and Sons, Inc.
35065 Weld County Road 19
Windsor, CO 80550
Shiloh, Inc.
P.O. Box 2759
Casper, WY 82602
Jack W. Holmes
P.O. Box 567
Amarillo, TX 79100
Albert S. and Marie A. Swanson
813 Walnut Street
Windsor, CO 80550
D.L. Percell
410 17th Street, Suite 2220
Denver, CO 80202
Dean L. Cummins
1923 26th Avenue
Greeley, CI 80631
931020
istt
DEPARTMENT OF PLANNING SERVICES
IIIIle
PHONE(303)353-3845, EXT. 3540
WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE
GREELEY, COLORADO 80631
COLORADO
DATE: July 15, 1993
TO: SURROUNDING PROPERTY/MINERAL OWNERS
CASE NUMBER: Z-481
There will be a Public Hearing before the Weld County Planning Commission on Tuesday,
August 17, 1993, at 1:30 p.m. , in the County Commissioners' Hearing Room, First
Floor, Weld County Centennial Center, 915 10th Street, Greeley, Colorado concerning
the request of:
NAME: Shiloh, Inc.
FOR: A Change of Zone from A (Agricultural) to PUD (Estate) .
LEGAL DESCRIPTION: Part of the SE4 of Section 4, T6N, R67W of the 6th P.M. , Weld
County Colorado.
LOCATION: North of the Weld County Road 72, approximately 1/4 mile west of Weld
County Road 19.
Your property is within five-hundred (500) feet of the property on which this request
has been made or you may have an interest in the minerals located under the property
under consideration. For additional information write or telephone Greg Thompson,
Current Planner.
Comments or objections related to the above request should be submitted in writing
to the Weld County Department of Planning Services, 1400 N. 17th Avenue, Greeley,
Colorado 80631, on or before the date of public hearing.
901020
DATE: August 17, 1993
CASE NUMBER: Z-481
NAME: Shiloh, Inc.
ADDRESS: 123 W. 1st Street, Suite 690, Casper, WY 82602
REQUEST: A Change of Zone from A (Agricultural) to PUD for E (Estate) Zoning.
LEGAL DESCRIPTION: Part of the SE4 of Section 4, T6N, R67W of the 6th P.M. ,
Weld County, Colorado.
LOCATION: North of Weld County Road 72; approximately 1/4 mile west of Weld
County Road 19.
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE DENIED
FOR THE FOLLOWING REASONS:
This proposal is not consistent with the Weld County Comprehensive Plan's
Goals and Policies. This proposal is located in the A (Agricultural) zone
district and is evaluated under the Agricultural and Urban Growth Boundary
Goals and Policies.
Agricultural policy #1 states that agricultural zone districts shall be
established and maintained to protect and promote the County's
agricultural industry. The agricultural zone district is intended to
preserve prime agricultural land and to provide areas for agriculture
without the interference of incompatible residential, commercial, and
industrial land uses. The Comprehensive Plan gives direction to preserve
agricultural uses in the County and to promote the agricultural use of
agricultural land.
Agricultural Policy #4 states, in the event residential type development
desires to locate on agricultural land outside of an urban growth area,
the application for such development shall be carefully evaluated to
determine if an equally suitable location is available in areas
established for urban development. The policy further states that the
application materials must demonstrate that the proposed use cannot
reasonably be located in a municipality or a town's urban growth boundary
area. It is the opinion of the Department of Planning Services' staff
that the applicant has not demonstrated that a suitable location does not
exist on parcels located adjacent to, or within, incorporated areas of the
County.
931020
RECOMMENDATION, Z-481
Shiloh, Inc.
Page 2
Urban Growth Boundary Goal #2 states,
"Maintain land-use regulations in the Urban Growth Boundary
Areas that allow the County and municipalities to coordinate
plans, policies, and standards relating to land use, zoning
regulations. . . and other closely related matters affecting the
orderly development within urban growth boundary areas" .
This parcel of ground is not adjacent to any municipality and is one mile
north of the City limits of Windsor. Janet Carpenter, City Planner of
Windsor, indicated the subject property is not within the Town' s Urban
Growth area. It is the opinion of the Department of Planning Services'
staff that the proposed request typifies "leapfrog" or noncontiguous
development in a rural location.
The applicant has indicated there will be no oil and gas production
permitted on this property, but the Oil and Gas Conservation Commission
referral indicates that oil and gas production on the property is a very
real possibility, and must be taken into account because the applicants
don' t own the mineral rights.
It is the opinion of the Department of Planning Services' staff that the
applicant has not demonstrated that this proposed permanent change of zone
does not conform to either the agricultural, or the urban growth boundary
area goals and policies of the Comprehensive Plan.
931020
DEPARTMENT OF PLANNING SERVICES
I PHONE(303)353-3845, EXT.3540
WELD COUNTY ADMINISTRATIVE OFFICES
0 1400 N. 17TH AVENUE
GREELEY, COLORADO 80631631 COLORADO
July 15, 1993
Shiloh, Inc.
123 W. 1st Street, Suite 690
Casper, WY 82602
Subject: Z-481 - Request for a Change of Zone from A (Agricultural) to PUD (Estate)
on a parcel of land described as part of the SE4 of Section 4, T6N, R67W
of the 6th P.M. , Weld County, Colorado.
Dear Sirs:
Your application and related materials for the request described above are complete
and in order at the present time. I have scheduled a meeting with the Weld County
Planning Commission for August 17, 1993, at 1:30 p.m. This meeting will take place
in the County Commissioners' Hearing Room, first floor, Weld County Centennial
Center, 915 10th Street, Greeley, Colorado. It is. recommended that you and/or a
representative be in attendance to answer any questions the Planning Commission
members might have with respect to your application.
It is the policy of Weld County to refer an application of this nature to any town
or municipality lying within three miles of the property in question or if the
property under consideration 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 Gene Rider (Severance) , at 686-1218 and Janet Carpenter
(Windsor) , at 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 Planning Commission Meeting to answer any questions the Commission members may
have with respect to your application.
It is the responsibility of an applicant to see that a sign is posted on the property
under consideration at least 10 days preceding the hearing date. Sometime prior to
August 2, 1993, you or a representative should call me to obtain a sign to be posted
on the site no later than August 6, 1993. The sign shall be posted adjacent to and
visible from a publicly maintained road right-of-way. In the event the property
under consideration is not adjacent to a publicly maintained road right-of-way, the
applicant shall post one sign in the most prominent place on the property and post
a second sign at the point at which the driveway (access drive) intersects a publicly
maintained road right-of-way. Your sign posting certificate must be returned to the
Department of Planning Services' office on or before the date of the hearing.
931020
Shiloh, Inc.
Z-481
Page 2
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 feel free to call me.
ReessjectfuVH4vc----
Greglll 1 iThompson
Current Planner
GT/b j s
931020
DEPARTMENT OF PLANNING SERVICES
'(1 PHONE(303)353-3845, EXT. 3540
Wi WELD COUNTY ADMINISTRATIVE OFFICES
C• 1400 N 17RA AVENUE
GREELEY, COLORADO 80631
COLORADO
July 15, 1993 CASE NUMBER: Z-481
TO WHOM IT MAY CONCERN:
Enclosed is an application from Shiloh, Inc. , for a Change of Zone from A
(Agricultural) to PUD (Planned Unit Development) for Estate type uses. The
parcel of land is described as part of the SE4 of Section 4, T6N, R67W of the 6th
P.M. , Weld County, Colorado. The location of the parcel of land for which this
application has been submitted is north of Weld County Road 72; approximately 1/4
mile west of Weld County Road 19.
This application is submitted to you for review and recommendation. Any comments
or recommendation you consider relevant to this request would be appreciated.
Your prompt reply will help to facilitate the processing of the application and
will ensure prompt consideration of your recommendation. Please reply by July
29, 1993, so that we may give full consideration to your recommendation. Please
call Greg Thompson, Current Planner, if you have any questions about the
application.
Check the appropriate boxes below and return to our address listed above.
1. We have reviewed this request and find that it
does/does not) comply with our Comprehensive Plan for the
following reasons.
2. We do not have a Comprehensive Plan, but we feel this request
(is/is not) compatible with the interests of our town
for the following reasons:
3. We have reviewed the request and find no conflicts with our
interests.
4. A formal recommendation is under consideration and will be
submitted to you prior to:
5. Please refer to the enclosed letter.
Signed: Agency:
Date:
931020
REFERRAL LIST
NAME: Shiloh, Inc. CASE NUMBER: Z-481
REFERRALS SENT: July 15, 1993 REFERRALS TO BE RECEIVED BY: July 29, 1993
COUNTY TOWNS and CITIES
Attorney _Ault
X Health Department _Brighton
_Extension Service _Broomfield
_Emergency Management Office _Dacono
— X Sheriff' s Office _Eaton
X Engineering _Erie
_Housing Authority _Evans
_Airport Authority ____Firestone
Building Inspection _Fort Lupton
Frederick
STATE _Garden City
_Division of Water Resources _Gilcrest
_Geological Survey _Greeley
_Department of Health _Grover
_Department of Transportation Hudson
_Historical Society _Johnstown
Water Conservation Board Keenesburg
J` X Oil and Gas Conservation Commission Kersey
La Salle
FIRE DISTRICTS _Lochbuie
Ault F-1 Longmont
_
_Berthoud F-2 _Mead
Briggsdale F-24 _Milliken
Brighton F-3 _New Raymer
Eaton F-4 Northglenn
_
_Fort Lupton F-5 _Nunn
Galeton F-6 _Pierce
_Hudson F-7 _Platteville
Johnstown F-8 X Severance_
La Salle F-9 _Thornton
Mountain View F-10 X Windsor
_
Milliken F-11
Nunn F-12 COUNTIES
_
_Pawnee F-22 _Adams
_Platteville F-13 _Boulder
_Platte Valley F-14 _Larimer
Poudre Valley F-15
Raymer F-2 FEDERAL GOVERNMENT AGENCIES
Southeast Weld F-16 — X US Army Corps of Engineers
- ' X Windsor/Severance F-17 _USDA-APHIS Veterinary Service
_Wiggins F-18 Federal Aviation Administration
Western Hills F-20 _Federal Communication Commission
OTHER SOIL CONSERVATION DISTRICTS
Central Colo. Water Conservancy Dist. Brighton
_
Panhandle Eastern Pipe Line Co. Fort Collins
_Tri-Area Planning Commission X Greeley
X Windsor School District - RE-4 _Longmont
---• X North Weld County Water District West Adams
X Windsor Reservoir Co.
COMMISSION/BOARD MEMBER
931020
rLANNED UN DEVELOPMENT DISTRICT CHANGE OF ZONF 'PLICATIOR
Department of Planning Services, 9 0th-
915
10th Street,
Ext.R 4400
FOR Greeley. Colorado
FOR PLANNING DEPARTMENT USE ONLY:
CASE NO. APPLICATIP" FEE �..�r ,
DATE RECEIVED RECEIPT NO. O1
APPLICATION CHECKED BY RECORDING FEE If
, RECEIPT NO.
TUBE COMPLETED-BY-APPLICA Tf(PXint or type only except for requIFWT-slgna'Eureg jj`-
I (we). the undersigned, hereby request hearings before the Weld County Planning
Commission and the Board of County Commissioners concerning the proposed PUA rezoning of
the following described unincorporated area of Weld County, Colorado: LEGAL
DESCRIPTION:
SEE ATTACHED
(If additional apace is required. attach an additional sheet)
Property Address (if available): N/A
PRESENT ZONE Agricultural PROPOSED ZONE P.U.D. TOTAL ACREAGE 75.54#
OVERLAY ZONES NIA
SURFACE FEE (PROPERTY OWNERS) OFJREA PROPOSED FOR POD REZONING:
NAME: Shiloh, Inc. HOME TELEPHONE: (307) 265-4311
ADDRESS: 123 W. 1st Sk. Suite 69Q BUS. TELEPHONE: (307) 765-43x.1
Casper, WY 82602
HOME TELEPHONE:
NAME:
ADDRESS: BUS. TELEPHONE:
APPLICANT OR AUTHORIZED AGENT (if different than above):
NAME: James R. SccQtt , Jr_ (Virg. President) HOME TELEPHONE: 821-6727
ADDRESS: P.O. Box 147 BUS. TELEPHONE: 823-6727
Lyons, CO 80.5.40
OWNER(S) AND/OR LESSEES OF MINERAL RIGHTS ON OR UNDER THE SUBJECT PROPERTIES OF.
RECORD IN THE WELD COUNTY ASSESSOR'S OFFICE:
NAME: See Attached Mineral Search
ADDRESS:
NAME:
ADDRESS:
•
NAME:
ADDRESS:
I hereby depose and state under the penalties of perjury that all statements. proposals,
and plans submitted with or contained within this application are true and correct to the
best of my knowledge.
COUNTY OF.WELR )
L/•r'ra'- ) ss
STATE OF COLORADO) -
Signatu� e:�.:,
ure: Owner or A11(4 Agent J
Si 4 of4 19 'J�,
Subscribed and sworn to before me this l? - day
N i , L i
RY PUBLIC -
My Commission expires .
IntPrmill Land Surveying
-RegisWad in Colorado&Wyoming
1301 N. Cleveland Ave.
Loveland, Colorado 80537
(303) 669-0516
PROPERTY DESCRIPTION (Shiloh Estates P.0.D. ) :
A tract of land situate in the Southeast Quarter of Section 4,
Township 6 North, Range 67 West of the 6th P.M. , County of Weld,
State of Colorado being more particularly described as follows:
Considering the South line of said Southeast Quarter as bearing
North 89°08'00" West and with all bearings contained herein
relative thereto:
Beginning at the Southwest corner of the Southeast Quarter of
said Section 4, said point being the TRUE POINT OF BEGINNING;
thence along the West line of said Southeast Quarter North
00°09' 11" West 2540.67 feet ; thence leaving said West line South
88°06'20" East 1802.04 feet ; thence South 07°36 '41" West 712 .65
feet ; thence South 86°30' 23" West 8. 15 feet ; thence South
53°28 ' 18" West 214.39 feet ; thence South 25°48 ' 15" West 369.00
feet ; thence South 89°08' 00" East 88 . 87 feet ; thence South
34°33' 21" West 212.65 feet ; thence South 51°45' 59" West 77.99
feet ; thence South 84°18 ' 54" West 65.42 feet ; thence North
46°25'09" West 83.38 feet ; thence North 89°09 '44" West 205.66
feet ; thence South 00°00'00" West 1157.65 feet , more or less , to
a point on the South line of said Southeast Quarter; thence along
said South line North 89°08 '00" West 927.41 feet to the TRUE
POINT OF BEGINNING. Said tract of , land contains 75.54 Acres ,
more or less , and is subject to all existing easements and/or
rights of way of record.
931020
Intermill Land Surveying
•Registered In Colorado&Wyoming
1301 N. Cleveland Ave.
4� Loveland, Colorado 80537
j (303) 669-0516
June 21 , 1993
Weld County Department of Planning
1400 17th Avenue
Greeley , CO 80631
To Whom It May Concern ;
This letter is to go in conjunction with the enclosed submittal
packet for the second phase of the Shiloh Estates P. U. D . . Listed
here are responses to Weld County ' s Comprehensive plan Concerns :
28 . 5 . 1 . 1 The P . U. D . District Application forms and application
fee is complete and included for submittal.
28 . 5 . 1 . 2 The concept of this proposal is to create 14 rural ,
single family residential building acreages while
maintaining an agricultural setting , by using existing
land contours and promoting well maintained , low
density residential development . The development also
contains a private common open space of approximately 3
acres which will include a riding arena . This open
space , as well as the size of the lots , is destined to
attract residents to this development who share a
common appreciation with agricultural residents of the
rural lifestyle and character of this area.
28 . 5 . 1 . 3 We believe the proposed rezoning fits extremely well
with Weld County s Comprehensive Plan for the following
reasons :
1) This P . U. D. is well within the Urban Growth Areas
of both Severance and Windsor., and it ' s within .
mile of Windsor City Limits . Weld County
Comprehensive Plan states under Urban Growth
Boundary Policies that "land use development
proposals within an urban growth boundary shall be
encouraged so long as they conform to the desires
of the municipality as expressed in its
comprehensive plan or by its land-use decision
making body" . Both Severance and Windsor have
expressed no conflict with their interests .
2) This rezoning is consistent with rezoning that has
already taken place in close proximity assuring that
it is compatible with land use in the area.
3) The minimal public facility and service impact
created for Weld County by this rezoning are more
than offset by the increased tax base created.
931020
Page 2 - Continued
4) The Agricultural of Weld County Comprehensive Plan
development policies and regulations permit low
density residential development on non-prime
agricultural land. In discussion with Duane Newman
of the Soil Conservation Service we have determined
that at least 507. of this site is non-prime
agricultural land and that actual site examination
may well determine considerably more of this site
be classified as non-prime agricultural land due to
topography as well as poor leveling practices that
have occured.
28 . 5 . 1 .4 Land Use within the proposed P. U . D . is centered around
a rural lifestyle . Acreage sized lots will have
covenants to control animal types and population,
minimal vegetations height , waste water controls , and
architectural requirements . These covenants as well as
others coupled with the nature of the open space within
the P . U. D. are beginning to insure a community with
common compatible interest within itself as well as the
surrounding area.
28 . 5 . 1 . 5 The primary land use surrounding the proposed P. U.D.
rezoning is two types ; agricultural and acreage size
low density rural development . We believe that Weld
County has already made the determination that low
density development is compatible with the agricultural
use in this area and that the proposed rezoning is a
continuation of already approved like developments in
this area .
28 . 5 . 1 . 6 There is to be no business within the P. U.D. .
28 . 5 . 1 . 7 The Open space within the proposed P.U . D. consists of
4 . 7± acres comprised of trails for hiking, jogging,
biking , horseback riding and cross country skiing.
There will also be an equestrian arena, approximately
120 ' by 200 ' for use by homeowners to exercise and
train their horses . All open space within the proposed
P . U . D. will be maintained by the homeowners association
from fees collected from residents .
28 . 5. 1 . 8 Domestic water will be supplied by the North Weld
County Water District ( see letter enclosed) .
28 . 5 . 1 . 9 Each individual lot will utilize an on-lot septic
system , constructed in accordance with the Weld County
ISDS regulations .
28 . 5 . 1 . 10 Three county roads will basically provide access and
circulation to and from the proposed P. U.D. site.
County Road 72 fronts the P. U. D. which ultimately
provides access to the site . Per County Comprehensive
Plan, Road 72 is classified as a "County Local" .
County Road 19 is calssified as a "County Local" and
County Road 17 is classified as a "Minor Arterial" .
All three appear to be able to accomodate the minor
increase in vehicular traffic which would be created by
this proposal.
931020
Page 3 - continued
28 . 5 . 1 . 11 A soils study has been completed and submitted (see
attached) .
28 . 5 . 1 . 12 See attached soils study .
28 . 5 . 1 . 13 The proposed P. U.D. site does not lie within a Flood
Hazard Area per county maps .
28 . 5 . 1 . 14 The proposed P. U .D. site does not lie within a
Geological Hazard Area per county maps .
28 . 5 . 1 . 15 A sign will be posted in accordance with the Department
of Planning Services guidelines .
28 . 5 . 1 . 16 A certified list of the surrounding property owners is
submitted ( see attached) .
28 . 5 . 1 . 17 A certified list of mineral owners and leasee is
submitted ( see attached) .
28 . 5 . 1 . 18 The following discussion will reference Planning
Department comments as well as outside agencies
comments as stated in the letter from Lanell Adler
(Current Planner) to James H . Scott , Jr. , dated May 25 ,
1993 (see copy of attached letter) .
1) Page 1 ; #1 and #2 - The questions of development
adjacent or contiguous to existing incorporated
municipalities has been raised and should also be
addressed . As discussed in Statement 28 . 5. 1 . 3 this
P . U.D. proposal is well within the Urban Growth
Boundaries of both Windsor and Severance being 1
mile from the Windsor City Limits and approximately
21 miles from Severance . Low density agricultural
base residential land use , such as the one we
propose , have many conflicts with high density
urban development which would be expected adjacent
to incorporated municipalities . The mixture of
livestock with high density urban development poses
possible conflict as well as physical dangers to
their residents . The rural lifestyle that this
development would offer also deserves consideration
and some separation from future urban development .
We believe this development offers a favorable
buffer between agricultural interests and high
density urban growth that is sure to continue
adjacent to incorporated municipalities .
2) Page 2 ; #3 - a Drainage Report is being prepared to
address the comments and concerns that the Windsor
Reservoir and Canal Company has presented (please
see attached letter dated June 18 , 1993 to Tim Dow
at Sommermeyer , Wick , Dow and Campbell) .
3) Page 2 ;
"a" - The right of way width has been changed from
50' to 60' per the Weld County Engineering
Department .
"•b" - All applicable permits will be obtained as
required .
•
931020
Page 4 - continued
"c" - The comments from the West Greeley Soils
Conservation District can and ' will be
addressed in the Homeowners Covenants.
"d" - Comments from the Environmental Protection
Service have been addressed in
aforementioned statements , or will be
addressed in the Homeowners Covenants and/or
at time of construction.
"e" - This comment has been addressed in previous
statement within this letter. We • are
currently working with the Windsor Reservoir
and Canal Company in an effort to resolve
their concerns .
4) Page 2 ; #2 - Please see attached letter from North
Weld County Water District regarding this matter.
5) Page 2 ; #3 - There will be no oil or gas production
permitted on this property .
6) Page 2 ; #5 - As per the Planned Unit Development
District Plat we have allowed for the riding trail
to continue within the R/W allowing for full
circulation for residence on the East side of the
development .
7) Page 3 ; #6 - The existing 60' wide easement East of
this property will not be used for an access to the
subdivision .
931020
Mpg
' DEPARTMENT OF PLANNING SERVICES
' PHONE(303)3533845, EXT.3540
WELD COUNTY ADMINISTRATIVE OFFICES
1400 N. 17TH AVENUE'
GREELEYEY, COLORADO 80631
COLORADO
May 25, 1993
•
James H. Scott, Jr. ,
Box 147
Lyons, CO 80540
Subject: S-337 - Planned Unit Development (PUD) Sketch Plan application
located in part of the SE4 of Section 4, T6N, R67W of the 6th P.M. ,
Weld County, Colorado.
Dear Mr. Scott:.'
The Department of Planning Services'. staff has completed.a review of the 14 lot '
residential Planned Unit Development Sketch Plan. The sketch plan area consists':
of approximately 75.5 acres, more or less. Copies of the following referral.
agencies' comments are enclosed: Weld County Engineering Department, 'Army Corps
of Engineers, Town of Severance, West Greeley Soil Conservation District, Weld
County School District RE-4, Town of Windsor, Weld County Health Department,
Windsor Fire Department, North Weld County Water District, Weld County. Sheriff's
Office, and Windsor Reservoir Company.
The Department of Planning Services' staff has the following comments:
1. The PUD Sketch Plan does not appear to meet the Weld County Comprehensive
Plan's Urban Growth Boundary Policies which are designed to plan for
, anticipated growth by directing urban uses and development. to existing, ', • •
•
municipalities which can'. provide the necessary urban services. : This
location is not adjacent to existing development within any town and k
appears to constitute leapfrog or noncontiguous development.
2. The PUD Sketch Plan is not consistent with the Comprehensive Plan's .,
Agricultural Goals and Policies. The goals and policies encourage
residential development to, be located adjacent to existing incorporated
municipalities.
L �
931920
li illc J.J 11 U
.I
James H. Scott, Jr. '
May 21, 1993 v '
Page 2
3, The drainage plan as generally explained for the Planned Unit Development
is not adequate. The application states that all stormwater would be
contained and channeled by an open ditch system which will ultimately be i a
directed to County Road 72 and then into the Thompson Lakecoutlet. County
road rights-of-way may not be used for stormwater run-off. The Windsor
Reservoir Company objects to the proposal and has stated that they have
not been contacted regarding acceptance of the stormwater. A detailed
drainage report as set forth in Section 10.11 of the Weld County Zoning
Ordinance and an executed agreement with the Windsor Reservoir Co. will be
.required as part of the P.U.D. District application if you' choose •to ,
proceed.. T
t.
If you decide to proceed with the PUD process, the next step is to apply for a
Change of Zone to PUD District. The PUD District procedure is explained in 1(
Section 28.5 of the Weld County Zoning Ordinance. As part of the PUD District
application, the application materials must
1. include information satisfying the concerns expressed by:
...,
a. Donald Carroll, Weld County Engineering Department, in his referral
response of May 17, 1993. The dedicated street right-of-way must be
60 feet in.width. - f
b. Timothy T. Carey, Army Corps of Engineers, in his referral response
of May 12, 1993.
c. Dwayne K. Newman, West Greeley Soil Conservation District, in his
referral response of May 11, 1993.
d. John S. Pickle, Director, Environmental Health, in his referral
• response of May 5, 1993.
e: -. Timothy J. Dow, Windsor Reservoir. Company,..in his •referral.response
'
of May 20:';1993. •
2. clarify that North Weld County Water District will be able to supply 14 •
new water taps to serve the proposed development.
•
3. • clarify whether oil and gas production will be a permitted use on this
property. If the potential exists, the PUD District application materials
should demonstrate how oil and gas. production will be compatible with the
proposed residential uses. Setbacks, screening, fencing, and access roads •
to the wells may be used to ensure compatibility within the proposed PUD.
5. clarify how the horses using the riding trail on the east side of the
proposed development will gain access to the common open space and arena ' .
area.
•
•
•
3L1920
James H. Scott, Jr. .
Hay 21, 1993
Page 3
6. clarify that the easement shown east of this property is not to be used
for access to the proposed subdivision.
The sketch plan comments and agency responses are not intended to be all
inclusive. Other concerns may arise during the Planned Unit Development Change
ofrone and Planned Unit Development Plan application processes.
I would recommend that you review the enclosed materials and then call to
schedule an appointment with me so that I may reserve a sufficient amount of time
to-meet with you. The purpose of our meeting will be to familiarize you with the .
PUb change of zone procedures and. discuss any problems or concerns identified in
th} s letter.
Sincerely,
n _ l' /Qt
Lanell J. Adler
Current Planner
ea.
LJA/s£r •
Enclosures
pc: Larry Intermill.• .
•
91920
Intermill Land Surveying
Repislered In Colorado& Wyoming
1301 N. Cleveland Ave.
A • Loveland, Colorado 80537
1:P-177 (303) 669-0516
•
June 18 , 1993
Sommermeyer, Wick, Dow and Campbell
Attorneys At Law
#3 Clock Tower Square
323 South Colege Avenue
P.O. Box 2166
Ft . Collins , CO 80522
Attn: Timothy J . Dow
RE: CASE NO. S-337/Shiloh Estates P.U . D .
Dear Mr. Dow;
As per our telephone conversation on June 18 , 1993 , I have enclosed a copy
of the Sketch Plan Submittal Packet for Shiloh Estates P. U.D. . It is my
understanding that the Windsor Reservoir and Canal Company has concerns
regarding drainage and storm water run-off . In the past , this particular
property was planted in row crop which in fact produced a large volume of
nuisance water due to the irrigation process . Presently , the property is
planted in grass , which creates considerably less irrigation run-off than
row crop. Ultimately , the drainage plan for this P. U. D. would be to detain
the storm water run-off on site in a detention system. From the detention
system, the water is released at the historical rate causing no increase in
drainage due to the impervious areas of the P.U . D. .
Currently , a drainage report is being prepared per County Standards which
will elaborate on the drainage system proposed for this P. U. D. and will be
submitted to the County at Final Application.
We are presently ready to submit the second phase of this three phase
process . However , the Department of Planning is holding the process up due
to the comments presented by the Windsor Reservoir and Canal Company . We
feel we can accommodate Windsor Reservoirs concerns and ask that we may get
a letter stating that the Windsor Reservoir and Canal Company has no
problem with the P . U . D . pending the fact that there will be no increase in
historical storm water run-off . This letter will satisfy Weld County
Planning enabling us to submit our second phase. This will allow us to
continue work on our drainage plan to satisfy the requirements of the
County and Windsor Reservoir and Canal Company .
If you should have any questions or concerns regarding this matter, please
feel free to contact me at 669-0516 .
Sincerely ,
INTE ILL LAN SURV ,YI •
arry G ermill
Color do Land Surveyor #12374
931020
•
BOARD OF DIRECTORS NORTH WELD „JUNTY WATER DISTRICT
ERNEST TIGGES V
GARY SIMPSON ERNEST ROSS ltitiJp► s. HIGHWAY 85 • LUCERNE, COLORADO 80646
W.M. McKAY
j •
: CHARLES ACHZIGER II LYLE NELSON, MGR.
�i=...�:1: P.O. BOX 56 • PHONE 356.3020
June 16, 1993
RE: Water Service
Dear Sirs,
This letter is in response to your inquiry regarding water service
to the following described property :
•
SE4 of Section 4-6N-67W
•
1. Water service is presently being provided to the
• above described property.
Z, x Water service can be made available to the above
described property provided all requirements of
the District are satisfied.
If contracts have not been consumated with North Weld County Water
District within one year from date of this letter, this letter shall
become null and void.
Additional comments:
j,
;..,
•
Sincerely ,
NORTH WE OUNTY A fR ISTRICT
L e D. Nelson, Manager
NDL/ds
• Jim Scott for Shiloh Estates
•
931020
A r
SUBSURFACE AND PRELIMINARY
PERCOLATION INVESTIGATION FOR
SHILOH ESTATES,
WELD COUNTY, COLORADO
Prepared for
Mr. Jim Scott
P.O. Box 147
Lyons , Colorado 80540
June 17 , 1993
Commission No. : 1821-01-01-01
Prepared By
FOUNDATION & SOILS ENGINEERING, INC .
CONSULTING ENGINEERS
100 East Third Street •
Loveland, CO 8O537
931020
1 e.
June 17, 1993
Commission No. : 1821 -01-01-01
Mr. Jim Scott
P.O. Box 147
Lyons, Colorado 80540
Dear Mr. Scott :
The enclosed report presents the results of a subsurface and
preliminary percolation investigation for Shiloh Estates, a
proposed subdivision of Weld County, Colorado.
In summary, low to non-swelling clays, sands and bedrock strata
were encountered in the borings. Although the site soils and/or
rock are suitable for support of the proposed structures, care will
be needed in both the design and construction of the buildings to
minimize the potential for foundation and floor slab movement.
Test results indicate that eleven (11) of the fourteen (14) lots
have sites with percolation rates suitable for standard absorption
septic systems .
The attached geotechnical report presents the results of our
investigation and recommendations concerning design and construc-
tion of the foundation system and support of floor slabs.
We appreciate the opportunity to be of service Lo you on this
project. If you have any questions, please feel free to call .
Respectfully,
Thomas W. Finley,
Engineering Geologist
Reviewed by:
Kevin W. Patterson, P. E.
FOUNDATION & SOILS ENGINEERS, INC.
TWF/jlb
931020
TABLE OF CONTENTS
Letter of Transmittal i
Scope 1
Site Description 2
Field Investigation 2
Laboratory Testing Procedures 4
Subsurface Conditions 5
Foundation Recommendations 6
Basement and Subdrains 12
Floor Slabs 13
Site Grading and Utilities 15
Landscaping and Drainage 16
Percolation Test Results 18
General Information 18
Test Boring Location Map Figure 1
Legend of Soil Symbols Figure 2
Boring Logs Figures 3 - 5
Consolidation Swell Tests Figures 6 - 9
Summary of Test Results Figures 10 - 12
Percolation Rate per Test Hole Table I
Suggested Specifications for Placement Appendix A
of Compacted Earth Fills and/or Backfills
931020
SCOPE
The following report presents the results of our subsurface and
preliminary percolation investigation for Shiloh Estates, situated
in the Southeast Quarter of Section 4, Township 6 North, Range 67
West of the 6th Prime Meridian, Weld County, Colorado. This invest-
igation was performed for Mr. Jim Scott at his request .
We understand the site is to be developed into fourteen (14) single
family residential lots. Construction is to be typical wood frame
type and brick veneer and as such, should generate only light
loading, on the order of 1,000 to 2,000 PLF. Concentrated loads,
if any, should not exceed 15 to 20 KIPS. The residences are to be
serviced by individual sewage disposal systems.
The purpose of this investigation is to identify subsurface condi-
tions and to obtain test data to properly design and construct the
foundation system and floor slabs. This investigation was also
conducted to determine if at least 75% or the lots are suitable for
standard absorptive sewage disposal systems . The site is located
northwest of Greeley and northwest of the intersection of Road Nos.
72 and 19. The 75 . 5+ acre site was partially plowed during this
investigation. The conclusions and recommendations presented in
this report are based upon the acquired field and laboratory data
and previous experience with similar subsurface conditions in the
area .
1
931020
SITE DESCRIPTION
The site is located northwest of Greeley and northwest of the
intersection of Road Nos. 72 and 19. The 75 . 5+ acre site was
partially plowed during this investigation. A low, swampy area and
swale are located near the west-central portion of the site.
FIELD INVESTIGATION
The field investigation consisted of ten (10) borings at selected
locations on the site. Twenty-eight (28) or more additional shallow
borings were drilled for percolation testing. Distances between
borings are as indicated on the attached test boring location map,
Figure 1 . The borings were advanced using a four (4) and six (6)
inch diameter continuous flight power auger. All borings were
continued to hard bedrock or to depths considered sufficient for
the purposes of this report as set forth in the scope.
The borings were laid out by Foundation &Soils Engineering, Inc.
personnel based on a site plan provided by Intermill Land Survey-
ing. Distances from the referenced features to the boring loca-
tions, as indicated on the attached diagram, are approximate and
were made by pacing. Angles for locating the borings were es-
timated. The locations of the borings should be considered only
to the degree implied by the methods used to make those measure-
2
931020
ments.
Complete logs of the boring operations were compiled by a represen-
tative of our firm as the borings were advanced. The approximate
location of soil and rock contacts, free groundwater levels, and
standard penetration tests are shown on each boring log. The
transition between different strata can be and most often is
gradual .
An index of soils relative density and consistency was obtained by
use of the standard penetration test, ASTM Standard Test D-1586.
The penetration test result listed on the log is the number of
blows required to drive the two (2) inch split-spoon sampler twelve
(12) inches (or as shown) into undisturbed soil by a one hundred
and forty (140) pound hammer dropped thirty (30) inches.
Undisturbed samples for use in the laboratory were taken in three
(3) inch O.D. thin wall samplers (Shelby) , pushed hydraulically
into the soil in accordance with ASTM D-1587. In this sampling
procedure, a seamless steel tube with a beveled cutting edge is
pushed hydraulically into the ground to obtain a relatively
undisturbed sample of cohesive or moderately cohesive soil . All
samples were sealed in the field and preserved at natural moisture
content until time of test .
3
931020
LABORATORY TESTING PROCEDURES
The recovered samples were tested in the laboratory to measure
their dry unit weights, natural water contents, and for classifica-
tion purposes. Selected samples were tested for strength and
stability characteristics. These include swelling, Gompressibility,
collapse and shear strength of the soil and/or rock .
One dimensional consolidation-swell tests were performed on
selected samples to evaluate the expansive, compressive and
collapsing nature of the soils and/or bedrock stratum. In the
consolidation-swell test, a trimmed specimen is placed in a one-
dimensional confinement ring and a vertical load is applied. After
seating, the sample is inundated with water and the height change
of the specimen is recorded. The confining load is then incremen-
tally increased until the specimen is compressed to its original
volume. Results of those tests are presented at the end of this
report.
A calibrated hand penetrometer was used to estimate the approximate
unconfined compressive strength of selected samples . The calibra-
ted hand penetrometer has been correlated with unconfined compres-
sion tests and provides a better estimate of soil consistency than
visual examination alone.
4
931020
SUBSURFACE CONDITIONS
Generally, a thin layer of sandy clay overlies a clayey sand (if
encountered) which overlies a claystone/siltstone bedrock to the
depths explored. Free groundwater was encountered at relatively
shallow levels near the swampy area .
Clays containing slight to moderate amounts of silt and sand
overlie most of the site. The upper eight (8) to twelve (12)
inches contain topsoil materials. Laboratory and field tests
indicate that these deposits exhibit low to moderate bearing
capacities with a slight swell potential . These deposits were
encountered to depths of one (1) to four (4) feet .
Sands containing traces to moderate amounts of clay, silt and
gravel underlie the clays and the surface in some areas.
Laboratory and field tests indicate that these deposits exhibit low
to moderate bearing capacities with little to no swell potential .
These deposits were encountered to depths ranging from three (3)
to fifteen (15) feet or more.
A claystone/siltstone bedrock stratum underlies the sands. All of
the claystone appeared to be moderately to slightly weathered.
Laboratory and field tests indicate that these deposits exhibit
moderate bearing capacities with a potential for low to moderate
swelling when wetted. These deposits were encountered to the
5
931020
depths explored.
Groundwater observations were made as the borings were being
advanced, immediately after completion, and twenty-four- hours after
the drilling operation. At the time of our field investigation,
groundwater was encountered in Test Hole No. 2 at six (6) feet.
The groundwater table can be expected to fluctuate throughout the
year depending upon variations in precipitation, surface irrigation
and runoff on the site. Due to the shallow depth of bedrock in
areas of this site, surface water from the above sources could
percolate through the upper soils or backfill becoming trapped upon
the relatively impervious bedrock stratum forming a perched water
table. The ambient groundwater table at the site could rise to a
level which would affect basement level construction .
F OUNDATION RECOMMENDATIONS
Spread Footings
Based upon conditions observed in the field, laboratory tests and
the anticipated loading of the structure, we feel that structures
located at least two (2) feet above the bedrock stratum should be
supported by a continuous balanced spread footing and/or grade beam
foundation. The footings and/or grade beams should be placed on the
natural, undisturbed clays and sands and kept at least two (2) feet
above the weathered claystone/siltstone. The footings should be
6
931020
designed for a maximum allowable bearing capacity of 1500 pounds
per square foot (dead load plus 1/2 live load) with a minimum dead
load of 500 pounds per square foot to help counteract swelling
should the subsoils become wetted. All footings should be kept at
least three (3) feet above the groundwater levels.
Pad and Grade Beams
Where all footing elevations are located on the weathered bedrock
stratum, we feel that the structure should be supported by pad and
grade beam foundation. The pads shall be placed on the natural,
undisturbed weathered claystone/siltstone and kept at least three
(3) feet above the groundwater. The pads should be designed for
a maximum allowable bearing capacity of 4000 pounds per square foot
(dead load plus 1/2 live load) with a minimum dead load of 2000
pounds per square foot to help counteract swelling should the
subsoils become wetted. All pads should bear on similar strata.
If isolated areas of loose or soft soils are exposed during final
footing excavation, these soil areas should be removed down to
undisturbed, acceptable soils prior to placement of the footings.
Footings can then be placed directly upon the acceptable soil, or
the excavation can be backfilled up to the desired footing bearing
elevation. All fill should be placed and compacted in accordance
with the recommendations contained in the Section "Site Grading and
Utilities ", and Appendix A of this report.
7
931020
The following recommendations should be followed in the design of
the foundation system:
1 . All footings, pads, and\or grade beams should be below frost
depth . Frost depth in this area is considered to be thirty
(30) inches.
2. Foundation walls should be reinforced with rebar to span an
unsupported length of ten (10) feet or between each pad. Rebar
should be run continuously around corners and be properly
spliced. Foundations should be designed by a Registered
Engineer for the conditions described in this report.
3. Bearing walls should be omitted in the basement . Partitions
should be hung from the floor joists and beams supported by
adjustable steel columns. A 1-1/2 inch void should be con-
structed under all partition walls located over slabs.
4. It is our opinion that basement construction is feasible for
this site. However, all finished floor slabs located within
three (3) feet of the groundwater and/or bedrock stratum
should be protected by a perimeter drain as detailed in this
report.
5. All footings, pads, and/or grade beams should bear on similar
strata.
8
931020
6. A four (4) inch void should be constructed under the grade
beams between each pad.
7. We recommend the performance of an excavation inspection for
each lot to make a final determination on foundation type.
The foundation walls and other structural elements should be
designed by a qualified structural engineer for the appropriate
loading conditions . All footings or pads should be placed below any
topsoil or fill unless the fill has specifically been placed and
compacted for support of footings or pads. All exterior footings,
pads, and grade beams should be placed below frost depth (thirty
(30) inches in this area) to provide adequate cover for frost
protection.
Drilled Piers and Grade Beams
Where footings and/or grade beams will bear partially on the
bedrock and partially on the upper soils, we recommend the use of
a drilled pier and grade beam type foundation system. The piers
should be drilled a minimum of five (5) feet into the firm bedrock
with a minimum length of ten (10) feet. The piers should be
designed for a maximum end bearing value of 10, 000 PSF, maximum
side shear on that portion of the pier in bedrock of 1, 000 PSF and
a minimum dead load of 4, 000 PSF. A nominal amount of reinforcing
steel should be used in all piers.
9
901020
Difficulty is sometimes experienced in achieving the desired
minimum dead load. If this occurs, we suggest the piers be
reinforced full length to take the difference between the "desired"
and the "obtainable" dead load in tension. The side shear value
given above may be used in uplift provided the sides of the hole
are grooved.
In drilling the piers, the following design and construction
details should be observed:
1 . Piers should be designed for the maximum end bearing, minimum
dead load and skin friction specified in this report .
2. Grade beams should be reinforced with rebar to span between
each pier. Rebar should be run continuously around corners
and be properly spliced.
3. Bearing walls should be omitted in the basement . Partitions
should be hung from the floor joists and beams which are •
supported by adjustable steel columns. A minimum 1-1/2 inch
void should be constructed under all partition walls located
over slabs.
4. All piers should penetrate a minimum of five (5) feet into the
firm bedrock with a minimum length of ten (10) feet .
10
931020
5. All piers should be reinforced their full length to resist
tension. We recommend the use of at least two (2) #5 bars.
The rebar should extend into the grade beam to tie the pier
to the grade beam.
6. A minimum of four (4) inches air space should be provided
beneath all grade beams to insure the concentration of dead
load pressure on all piers.
7. All piers should be carefully cleaned and dewatered before
pouring concrete. In our opinion, casing and/or dewatering
may be required. Concrete and reinforcement should be placed
immediately after drilling of each pier.
8. Most of the bedrock at the site can be drilled with normal
heavy commercial-size pier drilling rigs. Some of the bedrock
is very hard and a problem may arise if the contractor
attempts to drill the pier holes with small drill rigs. In
case drilling refusal is encountered, the depth of penetration
into bedrock may be reduced if design criteria are adjusted
accordingly.
9. A representative number of pier holes should be inspected
during construction by a competent representative of the
geotechnical engineer in order to insure that the required
penetration and depths are met, that no loose material remains
11
931020
in the hole, and that the holes are properly dewatered prior
to placement of the concrete.
BASEMENTS AND SUBDRAINS
Basement construction is feasible at this site. However, where
basement or other habitable lower levels are located within three
(3) feet of the bedrock and/or groundwater, we recommend that such
lower levels be provided with a perimeter drainage system. The
drainage system should contain a four (4) inch diameter perforated
drain pipe encased in a minimum of twelve (12) inches of clean, 3/4
inch gravel graded in accordance with ASTM C 33-78. The drain pipe
should extend around the lower level with the invert being placed
a minimum of four (4) inches below the bottom of the footing to
facilitate moisture transfer to the perimeter drain system. The
gravel should be placed a minimum of eight (8) inches over the pipe
the full width of the trench. The whole system should then be
covered with untreated building paper or geotextile to minimize
clogging of the gravel with the backfill material .
The above drain system should be run at 1/8 inch per foot minimum
to either a sump constructed in the basement or "daylighted" well
beyond the foundation system. The sump should be a minimum of
eighteen (18) inches diameter by three (3) feet deep and surrounded
by at least six (6) inches of clean gravel similar to that provided
12
331020
around the drain. The sump should be provided with a pump designed
to discharge all flow from the sump a minimum of five (5) feet
beyond the backfill zone.
FLOOR SLABS
Soils at proposed foundation elevations are stable at their natural
moist condition. However, should moisture contents of the clays or
bedrock stratum increase, heaving may result, particularly at
basement elevations. This phenomenon can result in cracking of the
garage slabs or other slabs-on-grade. In our opinion, the only
positive solutions are to use a structural floor system which
allows the floor to be isolated from the underlying soils, or
constructing a non-expansive soil mat under the slabs. These
methods are quite expensive and in our opinion, are not warranted
provided the owner is willing to accept the risk of damage. With
the above in mind, construction of the structure, as much as
possible, should be done to accommodate movement of the slabs
without damage. We recommend the following:
1 . Slabs should be constructed "free floating" . The slab should
be isolated from all structural components and utilities which
penetrate the slab. Isolation may be accomplished with 1/2
inch isolation material or by sleeving.
13
931020
2. Provide a 1-1/2 inch minimum void space above or below
interior nonload bearing partitions where floors consist of
slabs-on-grade. All phases of construction should be con-
structed to allow the void to function as intended.
3. Eliminate underllab plumbing where feasible . Where such
plumbing is unavoidable, it should be pressure tested during
construction to minimize leaks which would result in wetting
of the subsoils .
4 . Separate slabs-on-grade into panels by use of control joints.
We recommend joints be placed no more than fifteen (15) feet
on center. Control joints should also be located at potential
weak areas such as the corners of driveway slabs .
5. All slabs-on-grade should be underlain with a four (4) inch
layer of clean, crushed rock or gravel to help distribute
floor loads and to provide a capillary break should moisture
penetrate under the slab.
6. Due to the proximity of the groundwater and bedrock, any lower
levels (i . e. basements) located within three (3) feet of the
groundwater and/or bedrock should be provided with a perimeter
drain as described in this report.
7. All exterior slabs should be constructed using a more durable
14
931020
•
sulfate resistant concrete containing Type II cement and with
higher air contents and lower water cement ratios.
SITE GRADING AND U T I L _I, TI E S
Specifications pertaining to site grading are included below and
in Appendix A of this report. It is recommended that the upper
twelve (12) inches of topsoil below building, filled and paved
areas be stripped and stockpiled for reuse in planted areas . The
upper six (6) inches of the subgrade below paved and filled areas
should be scarified and recompacted plus or minus two percent (±2%)
of optimum moisture to at least ninety-five percent (95%) of
Standard Proctor Density ASTM D-698-78 (See Appendix A of this
report) .
Additional fill should consist of the onsite clayey soil or
imported materials approved by the geotechnical engineer. Fill
should be placed in uniform six to eight (6-8) inch lifts and
mechanically compacted plus or minus two percent (+2%) of optimum
moisture to at least ninety-five percent (95%) of Standard Proctor
Density ASTM D-698-78.
Bedrock encountered at the site may be used as fill material in
selected areas. Heavy-duty construction equipment equivalent to
an excavator having a gross weight of ninety thousand (90, 000)
15
931020
pounds may be needed to excavate the firm bedrock . Bedrock used
as fill should be broken into pieces less than six (6) inches in
diameter. Proper placement of the bedrock as fill may be dif-
ficult, and a disc or other mixing equipment may be needed to
obtain uniform moisture and proper compaction. It is recommended
that bedrock not be used as backfill adjacent to proposed build-
ings.
LANDSCAPING AND DRAINAGE
Every precaution should be taken to prevent wetting of the subsoils
and percolation of water down along the foundation elements.
Finished grade should be sloped away from the structure on all
sides to give positive drainage. A minimum of twelve (12) inches
fall in the first ten (10) feet is recommended. Sprinkling systems
should not be installed within ten (10) feet of the structure.
Downspouts are recommended and should be arranged to carry drainage
from the roof at least five (5) feet beyond the foundation walls.
Plantings are not recommended around the perimeter of the founda-
tions. However, if the owners are willing to accept the risks of
foundation and slab movement, low water use plant varieties could
be used. A horizontal impervious membrane, such as polyethylene,
should not be used next to the foundation wall . We recommend the
use of a landscape fabric which will allow normal evaporation in
16
931020
lieu of a plastic membrane. All plants located next to the
foundation should be hand watered only using the minimum amount of
water.
Backfill around the outside perimeter of the structure, except as
noted above, should be compacted from optimum moisture to three
percent (3%) above optimum moisture, and from eighty-five percent
(85%) to ninety percent (90%) of Standard Proctor Density as
determined by ASTM Standard Test D-698. The backfill should be
mechanically compacted in loose lifts not to exceed twelve (12)
inches. Expansive soils and/or bedrock fragments should not be used
for backfill materials. If imported material is used, the soil
should be relatively impervious and non-expansive. The foundation
walls should be well-cured, braced or subfloor installed prior to
backfilling. Past experience has shown that severe damage could
occur to the foundation walls if expansive material is placed for
backfill and allowed to become wet.
The backfill placed immediately adjacent to the foundation walls,
if not properly compacted, can be expected to settle with resulting
damage to sidewalks, driveway aprons, and other exterior slabs-on-
grade. To avoid settlement and disfigurement of the slabs in the
event that the backfill is not properly compacted, we recommend
that concrete slabs which must span the backfill be supported by
the foundation walls. This is conventionally done by use of a brick
ledge or haunch. Exterior slabs could be dowelled to the foundation
17
931020
wall . The slab should be reinforced as necessary for the span
involved.
PERCOLATION I N V E S T I G A T 1. 0 N
One (1) percolation test site was located on each of fourteen (14)
lots. The percolation test sites consisted of two (2) or more
percolation test holes. Eleven (11) of the fourteen (14) percola-
tion test sites had percolation rates between 5 and 60 minutes per
inch . Based on these figures, 78. 6% of the sites had acceptable
percolation rates. (Refer to Table No. 1 . ) Some of the systems may
require mounding due to either shallow bedrock or shallow
groundwater. Therefore, we feel that at least 75% of the lots
contain sites which are suitable for standard absorption systems.
Site specific percolation tests will need to be conducted in
accordance with Weld County Health Department Standards prior to
construction of the residences. Care should be taken to choose the
areas of each individual sewage disposal system. Percolation rates
can vary to a large degree within each lot .
GENERAL INFORMATION
The data presented herein were collected to help develop designs
18
91020
•
and cost estimates for this project. Professional judgments on
design alternatives and criteria are presented in this report.
These are based on evaluation of technical information gathered,
partly on our understanding of the characteristics of the structure
proposed, and partly on our experience with subsurface conditions
in the area. We do not guarantee the performance of the project in
any respect, only that our engineering work and judgments rendered
meet the standard of care of our profession .
The test holes drilled were spaced to obtain a reasonably accurate
picture of subsurface conditions for design purposes. These
variations are sometimes sufficient to necessitate modifications
in design.
We recommend that construction be continuously observed by a
qualified soils technician trained and experienced in the field to
take advantage of all opportunities to recognize some undetected
condition which might affect the performance of the foundation
systems and sewage disposal systems.
19
931020
APPENDIX A
Suggested Specifications for Placement of Compacted Earth Fills
and/or Backfills.
GENERAL
A soils engineer shall be the owner's representative to supervise
and control all compacted fill and/or compacted backfill on the
project . The soils engineer shall approve all earth materials prior
to their use, the methods of placing, and the degree of compaction
obtained. A certificate of approval from the soils engineer will
be required prior to the owner's final acceptance of the filling
operations.
MATERIALS
The soils used for compacted fill beneath interior floor slabs and
backfill around foundation walls shall be impervious and non-
swelling for the depth shown on the drawings. No material shall be
placed for fill which has a maximum dimension of six (6) inches or
greater. All materials used in either compacted fill or compacted
backfill shall be subject to the approval of the soils engineer.
1
931020
PREPARATION OF S U B G RA_ D E
All topsoil and vegetation shall be removed to a depth satisfactory
to the soils engineer before beginning preparation of the subgrade.
The subgrade surface of the area to be filled shall be scarified
to a minimum depth of six (6) inches, moistened as necessary, and
compacted in a manner specified below for the subsequent layers of
fill . Fill shall not be placed on frozen or muddy ground.
PLACING FILL
No sod, brush or frozen material or other deleterious or unsuitable
material shall be placed in the fill . Distribution of material in
the fill shall be such as to preclude the formation of lenses of
material differing from the surrounding material . The materials
shall be delivered and spread on the fill surface in such a manner
as will result in a uniformly compacted fill . Prior to compacting,
each layer shall have a maximum thickness of eight (8) inches and
its upper surface shall be relatively horizontal .
MOISTURE CONTROL
The fill material in each layer, while being compacted, shall as
nearly as practical contain the amount of moisture required for
2
931020
•
optimum compaction. The moisture shall be uniform throughout the
fill . The contractor may be required to add necessary moisture to
the backfill material in the excavation if, in the opinion of the
soils engineer, it is not possible to obtain uniform moisture
content by adding water on the fill surface. If, in the opinion of
the soils engineer, the material proposed for use in the compaction
is too wet to permit adequate compaction, it shall be dried in an
acceptable manner prior to placement and compaction .
COMPACTION
When an acceptable uniform moisture content is obtained, each layer
shall be compacted by a method acceptable to the soils engineer and
as specified in the foregoing report as determined by the standard
Proctor test (ASTM D698) . Compaction shall be performed by rolling
with approved tamping rollers, pneumatic-tired rollers, three-wheel
power rollers, or other approved equipment well-suited to the soil
being compacted. If a sheepsfoot roller is used, it shall be
provided with cleaner bars attached in a manner which would prevent
the accumulation of material between the tamper feet . The roller
should be so designed that the effective weight can be increased.
MOISTURE - DENSITY DETERMINATION
Samples of representative fill materials to be placed shall be
3
931020
•
furnished by the contractor to the soils engineer for determination
of maximum density and optimum moisture for these materials. Tests
for this determination will be made using methods conforming to
requirements of ASTM D698. Copies of the results of these tests
will be furnished to the contractor. These test results shall be
the basis of control for compaction effort.
DENSITY TESTS
The density and moisture content of each layer of compacted fill
will be determined by the soils engineer in accordance with ASTM
D1556 or D2167. Any material found not to comply with the minimum
specified density shall be recompacted until the required density
is obtained. The results of all density tests will be furnished to
both the owner and the contractor by the soils engineer.
4
931020
Da une 17, 1993
Commission No. : 1821-01-01-01
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---931020
Date June 17, 1993
Commission No. 1821-01-01-01
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•
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< COMBINATIONS
•
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WEATHERED BEDROCK •
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Commission No. 1821-01-01-01
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Commission No. 1821-01-01-01
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Commission No. 1821-01-01-01
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FIG. 11
Date: 2 17, 1993
• Commission No. : 1821-01-01-01
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L__e: June 17, 1993
Commission No. : 1821-01-01-01
TABLE NO. I
AREA (TEST HOLE) PERC RATE (MPI) TYPE SYSTEM
1 240,240 E-T
2 DNP,240 E-T
3 DNP,DNP E-T
4 120,80 ETA
5 60,60 STD
6 21,40 STD
7 15,20 STD
8 20,15 STD
9 10,12 STD, Mounded
10 24,27 STD, Mounded
11 40,48 STD, Mounded
12 30,34 STD, Mounded
13 30,34 STD, Mounded
14 34,27 STD, Mounded
DNP - Did Not Perc
ET - Evapotranspiration
ETA - Evapotranspiration/Absorption
STD - Standard Absorption
931020
NAHES SF r.ROPERTY OWNERS WITHIN 500 FEET
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NAM4 ADDRESS, TOWN/CITY, ASSESSOR'S PARCEL
STATE AND ZIP CODE IDENTIFICATION #
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•
NAMES OF MlaERAL OWNERS AND LESSEES OF MINL _S •
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MB& ADDRESS, TOWN/CITY,
STATE AND ZIP CODE
Mellor /91a C�ers�e✓t', (7, d &2C4 sa/9 ,71o,e 67,1`5izs
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