HomeMy WebLinkAbout952018.tiffBEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS: , „.
Moved by Shirley Camenisch that the following resolution be introduced for passage by the Weld,ppµply
Planning Commission. Be it resolved by the Weld County Planning Commission that the appli jig,f6r
CASE NUMBER: S-378
NAME: McStain Enterprises, Inc.
ADDRESS: 75 Manhatten Drive
Boulder, CO 80303
REQUEST: Site Specific Development Plan and Planned Unit Development Final Plan for a 401 unit modular
home subdivision.
LEGAL DESCRIPTION: E2, SW4, Section 5, T2N, R68W of the 6th P.M., Weld County, Colorado
LOCATION: North of and adjacent to State Highway 119; west of and adjacent to Weld County Road 3-1/2
be recommended favorably to the Board of County Commissioners for the following reasons:
1. The submitted materials are in compliance with the application requirements of Section 28.9 et seq., of
the Weld County Zoning Ordinance.
2. The request is in conformance with Section 28.14 of the Weld County Zoning Ordinance as follows:
a. The proposed P.U.D. Plan is consistent with the Weld County Comprehensive Plan and is
compatible with the future development as permitted by the existing P.U.D. District and plans of
affected municipalities. The cities of Longmont and Mead have reviewed the request. Longmont
finds no conflict with their interest. Mead has numerous concerns about the proposed
development and the concerns are addressed in the additional comments.
b. The P.U.D. Plan conforms to the approved P.U.D. District. The Utility Coordinating Advisory
Committee reviewed and conditionally approved the P.U.D. utility plan at its May 25, 1995,
meeting. The concerns of the Utility Coordinating Advisory Committee are addressed in the
conditions of approval.
c. The proposed P.U.D. Plan conforms with the performance standards in Section 35.3 of the Weld
County Zoning Ordinance.
This recommendation is based, in part, upon a review of the application materials submitted by the applicant,
other relevant information regarding this request, and responses from referral entities.
The Planning Commission's recommendation for approval is conditional upon the following:
1. Prior to recording the P.U.D. Plan plat:
a. The Board of County Commissioners shall approve the subdivision improvements agreement
and the form of collateral. The security for the agreement shall be tendered and accepted by the
Board of County Commissioners for the subdivision improvements agreement.
b. A drawing shall be submitted to the Department of Planning Services showing the location of
easements in relation to the proposed lot lines.
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RESOLUTION, S-378
McStain Enterprises, Inc.
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c. The plat shall be amended to show easements for the gaslines located in the greenbelt. The
easements shall be a minimum of six (6) feet from each side of the gas line. No trees shall be
planted within the easement.
d. A minimum 15' perimeter easement on the east side of the property shall be shown on the plat.
e. The utility plans shall be amended to show the location of backflow preventers, the water master
meter, blowoffs on the end of all water lines, and stress blocks at each bend in the water lines.
f. The PUD Final Plan is for a one lot subdivision with 401 spaces for modular homes. No space
may be sold, conveyed, and/or transferred for separate ownership from the PUD Final Plan.
g. An agreement with the St. Vrain Valley School District RE -1J shall be completed concerning the
land dedication or cash -in -lieu to mitigate the student impacts that would be created by this
proposed development.
h. The landscape plan shall be amended to showfidentify the location of berms, fencing, signage,
and location, species, and number of plant materials.
i. The plat shall be amended to show a typical cross-section of both Weld County Road 3.5 and
the interior road section showing width or right-of-way, width and depth of pavement, base and
shoulders, as approved by the Weld County Public Works Department.
j. The plat shall be amended to show a paved auxiliary lane on Weld County Road 3.5 between
the primary access to Longview and State Highway 119 to separate right and left turn lanes.
2. The following notes shall be placed on the P.U.D. plat prior to recording:
a. The uses permitted within the P.U.D. plan include 401 modular spaces for residential uses which
comply with the P.U.D. zone district requirements and as described in the application materials.
b. Approval of this plan may create a vested property right pursuant to Section 90 of the Weld
County Zoning Ordinance.
c. Left Hand Water District shall provide domestic water service to all residential uses within the
PUD Zone District.
d. St. Vrain Sanitation District shall provide sewage disposal to all residential uses within the PUD
Zone District.
e. Installation of all utilities shall comply with Section 10 (design standards) of the Weld County
Subdivision Ordinance.
f. All uses within the P.U.D. Plan shall comply with the requirements of the Mountain View Fire
Protection District.
g. Access to the development shall be from one access to Weld County Road 3 1/2. An emergency
access shall be located to the north of the main access on Weld County Road 3 1/2 and shall
be secured at all times other than in an emergency.
h. All streets within the P.U.D. plan are private and shall be built to County standards. The streets
shall be maintained by the property owner and/or developer.
Detached storage sheds shall not be allowed on any lot within the P.U.D. plan except when
approved by the Architectural Control Committee.
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RESOLUTION, S-378
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j. Exterior illumination of homes, yards, garages and driveways shall be restricted as follows:
Sources of light shall be shielded so that beams of light will not shine directly onto
adjacent properties.
Neither the direct or reflected light from any light source may create a traffic hazard to
operators of motor vehicles on public or private streets.
k. All liquid and solid wastes shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination.
No permanent disposal of wastes shall be permitted at this site.
m. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
blowing debris, and other potential nuisance conditions.
n. Fugitive dust shall be controlled on this site.
o. A stormwater discharge permit shall be obtained from the Water Quality Control Division of the
Colorado Department of Health for on -site construction activities.
3. Prior to the issuance of each building permit, the Architectural Control Committee shall provide a letter
to the Department of Planning Services indicating its approval of the proposed structure.
4. The PUD Final Plan shall comply with the requirements of the Mountain View Fire Protection District,
as described in the letter from Charles Boyes dated April 21, 1995. The requirements are as follows:
a. All streets within the subdivision will need to support 60,000 pounds of imposed load. (Fire
Protection Development Standards Section 3.01-1)
b. Subrrit at least two copies of the final plat showing streets and roads to the Fire District for
approval. (Uniform Fire Code Section 10.202)
c. The minimum required fire flow for the subdivision residential areas is 1000 gallons per
minute at 20 pounds per square inch. However, the community lodge may have a higher
required fire flow (Fire Protection Development Standards Section 5.02-1)
d. Fire hydrant locations will be required to meet the standards of the Fire District. Submit
at least two copies of the subdivision plan, showing fire hydrant locations and water main
size and location to the Fire District for approval, prior to beginning construction. (Fire
Protection Development Standards Section 6.04-1).
e. Street signs, clearly showing street names, and if necessary, address range shall be
installed throughout the subdivision. (Uniform Fire Code Section 10.206)
f. Individual residences will need to be marked with clearly visible addresses. (Fire Protection
Development Standards Chapter 4)
5. The PUD Final Plan shall comply with the requirements of the St. Vrain Sanitation District as listed in
the letter from L.D. Lawson, dated April 26, 1995 and shall provide Department of Planning Services
and St. Vrain Sanitation District with an affirmation in writing that these conditions are acceptable. The
requirements are as follows:
a. Granting of a 20 -foot sewer easement along the south side of the property for the extension
of the District's 12 -inch trunk line by the Developer.
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b. Dedicating the 12 -inch sewer line, to be constructed by the Developer, to the District for
continued operation and maintenance pursuant to District Standards. The District will
agree to an oversize (over 8 inch) rebate provision.
c. All 8 -inch laterals into the District's 12 -inch trunk line shall connect at a manhole. This
requires either a respacing of manholes or one additional manhole. The east and west 8 -
inch laterals connect at manholes as designed. The 6 -inch lateral taps are acceptable.
d. Internal collection lines, the majority of which are 6 -inch, remain the property of the
Developer, who will be responsible for their continued operation and maintenance.
e. The Developer grants to the District the unused capacity in the east and west 8 -inch
laterals; however, capacity will be reserved in the west 8 -inch lateral for development
immediately to the west. The District will utilize this unused capacity for future
development to the North, and the Developer must agree to carry said wastewater through
its private lines within Longview Estates, free of charge and without liability recourse,
subject to upgradient loading and design being to accepted engineering practice.
f. Re Sanitary Sewer Plan, sheet 8 of 23, the northern segment of the east 8 -inch Trunk line
is shown at 0.07% grade. This is clearly in error, both in respect to the contours (8 feet)
and the minimum allowable grade of 0.4%.
6. The outlet for the detention area shall be completely maintainable from private property and not within
the State Highway 119 right-of-way. The size of the outlet pipe must insure that no more than the
annual historic flow enter into the State Highway 119 right-of-way.
7. The Planned Unit Development Final Plan shall comply with the requirements of the Colorado
Department of Transportation as listed in the letter from Teresa Jones dated May 31, 1995.
Motion seconded by Jack Epple.
VOTE:
For Passage Against Passage
Curt Moore
Judy Yamaguchi
Jack Epple
Marie Koolstra
Shirley Camenisch
Richard Kimmel
Ron Sommer
The Chairman 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, Wendi Swanson, 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 June 6, 1995.
Dated June 19
lAsba
j
Wendi Swanson
Secretary
952018
Additional Comments
The Town of Mead has listed several concerns about this proposal. The Department of Planning Services' staff
feels that the concerns of Mead have been adequately addressed in the Conditions of Approval.
The Sheriffs Department is currently working on a plan to meet the major changes and challenges in the
delivery of service to the proposed developments in this area. Once Department of Planning Services' staff
receives and reviews this plan it shall be incorporated into this current proposed development.
952918
PL0386
951323 CONTAINS PHOTOS
PLEASE SEE ORIGINAL FILE
952018
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