HomeMy WebLinkAbout980480.tiff BEFORE THE WELD COUNTY, COLORADO, PLANNING COMMISSION
RESOLUTION OF RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS
Moved by Fred Walker 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-510
APPLICANT: Doug & Diana Cummings/Larry Kaylor
ADDRESS: 1843 Eisenhower Drive, Louisville, CO 80027
PLANNER: Shani L. Eastin
REQUEST: A Change of Zone from Agricultural to PUD for two (2) Residential/Agricultural lots zoned
A(Agricultural) and ten (10) Residential lots zoned E (Estate)for a total of 12 lots.
LEGAL DESCRIPTION: S%of the SW%of Section 7,T3N, R68W of the 6th P.M., Weld County, Colorado
LOCATION: North of and adjacent to Weld County Road 34; East of and adjacent to Weld County Road
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be recommended favorably by the Board of County Commissioners for the following reasons:
1. The submitted materials are in compliance with the application requirements of Section 5.3 of the
Weld County Planned Unit Development Ordinance, Ordinance 197.
2. The submitted materials are in compliance with Section 6.4.2.6 of the Weld County Planned Unit
Development Ordinance, Ordinance 197, as follows:
A. Section 6.4.2.6.1 - The proposal is consistent with the Comprehensive Plan, MUD
Ordinance if applicable, any Intergovernmental Agreement in effect influencing the PUD
and the Weld County Zoning and Subdivision Ordinance.
1. A.Goal 1 of the Weld County Compressive Plan states preserve prime farmland
for agricultural purposes which foster the economic health and continuance of
agriculture. The subject property is not defined as "Prime Farm Ground of
National Importance" on the USDA-Soil Conservation Map. Thus,the
development of this property will not disrupt any production of prime agricultural
farmground.
2. PUD. Goal 2 states Encourage creative approaches to land development which
will result in environments of distinct identity and character. The application is
proposing the development of 10 residential lots and two residential/agricultural
lots. The proposed development includes an eight foot multi-use trail around the
outside perimeter of lots one through 10 which intended to be used for a mix of
uses including riding, biking,walking and running. Additionally a multi-use park
area is proposed to be located centrally in the development which is connected to
the trail system. This unique trail component will add a common open space link
throughout the entire development which attributes to a creative design approach.
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RESOLUTION,Z-510
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3. A.Policy 3 states Conversion of agricultural land to urban scale residential
development will be discouraged when the subject site is located outside of a
muncipality's comprehensive plan area, urban growth boundary area, or 1-25
Mixed Use development area and urban development nodes. This policy is
intended to promote conversion of agricultural land in an orderly manner which is
in harmony with the phased growth plans of a municipality and the County. The
proposed development lies within 1% miles from the Town of Meads Urban
Growth Boundary Area. The Town of Mead has reviewed this development
request and recommends approval stating that the proposal complies with their
Comprehensive Plan. The Town of Mead states that this development meets their
definition of very low density which is defined as a maximum of one dwelling units
per 2.5 acres or more. The Town of Mead further states that they would
encourage the annexation of the property sometime in the future.
B. Section 6.4.2.6.2- The uses which would be allowed in the proposed PUD will conform
with the Performance Standards of the PUD Zone District. Performance standards are
intended to present a collection of criteria necessary for development within the PUD Zone
District. Issues such as access standards, buffering and screening, bulk requirements,
circulation, common open space, compatibility,design standards and improvement
agreements, landscaping standards, and public water provision are reviewed to determine
compliance with the Performance Standards.
The development is proposing access for all 12 lots to access at one common point onto
Weld County Road 34 which is a paved County road. The interior road of the development
will be designed and paved in accordance with Section 10 of the Weld County Subdivision
Ordinance. The development is also proposing a school bus drop-off and pick-up area at
the entrance of the development on Weld County Road 34. A detailed landscaping plan
was submitted by the applicant which clearly outlines proposed landscaping treatment
areas that compliment existing topography and soil conditions. The applicant is
encouraged to continue to work with the Colorado State University Cooperative extension
office and the Longmont Soil Conservation Service to ensure that landscaping materials
thrive to a mature state.
The application materials indicate that in addition to the multi-use trail around the perimeter
of the development that the development will also include a multi-use park. The park is
proposed to consist of a fenced riding arena and picnic area. The application also
indicates that the use of setbacks and building envelopes are proposed to create an open
area beltline around each lot that parallels and complements the trail system. The
Department of Planning Services staff will require the applicant to revise the common open
space component to meet the intent of Ordinance 197 which states that 15% of the total
development shall be dedicated to common open space. Conditions of Approval
addtionally address this design concern.
C. Section 6.4.2.6.3- The uses which would be permitted shall be compatible with the
existing or future development of the surrounding area as permitted by the existing zoning,
and with the future development as projected by the Comprehensive Plan or Master Plans
of affected municipalities. The surrounding area is primarily rural residential and dry land
farming in nature. The proposed development of 12 residential acreages is consistent with
the surrounding area. Additionally the Town of Mead states that this type of development
is complementary to their Comprehensive Plan and have expressed an interest of
possible annexation in the future.
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RESOLUTION, Z-510
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D. Section 6.4.2.6.4- The PUD Zone District shall be serviced by a adequate water supply
and sewage disposal system in compliance with the Performance Standards. Public water
provisions for the proposed development will be provided by the Longs Peak Water
District. Each of the lots is proposed to be serviced by individual septic systems for
sewage disposal. The Weld County Health Department has reviewed the proposed
development and has no conflict with the proposed density and the amount of septic
systems.
E. Section 6.4.2.6.5- The street or highway facilities providing access to the property are
adequate in functional classification, width, and structural capacity to meet the traffic
requirements of the uses of the proposed PUD Zone District. Access to the proposed
development is focused at one common access point onto Weld County Road 34 which is
a paved county road. Conditions of Approval address additional design guidelines and
requirements as required by the Weld County Public Works Department for the design of
the access point onto Weld County Road 34 and the interior road for the development.
F. Section 6.4.2.6.6-An off-site road improvements agreement and an on-site improvements
agreement proposal is in compliance with the Weld County Subdivision Ordinance, and a
road improvements agreement is complete and has been submitted, if applicable. The off-
site road improvements and on-site improvements agreement was not submitted with the
Change of Zone application. The applicant will be required to submitted detailed
information regarding the improvements and collateral proposed for this development.
The Conditions of Approval address this issue.
G. Section 6.4.2.6.7- There has been compliance with the applicable requirements contained
in the Zoning Ordinance regarding overlay districts, commercial mineral deposits, and soil
conditions on the subject site. The proposed development does not lie within any overlay
district as described in the Weld County Zoning Ordinance.
H. Section 6.4.2.6.8- Consistency exists between the proposed Zone District, uses and the
Specific or Conceptual Development Guide. The applicant through the submission of
Specific Development Guide has shown consistency with the proposed development and
the proposed Zone District which includes residential and agricultural uses. The proposed
Zone Districts allows for a mixture of residential and agricultural uses.
This recommendation is based, on part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Planning Commission's recommendation for approval along with the PUD Change of Zone is
conditional upon the following:
1. The Change of Zone plat map shall be submitted to the Department of Planning Services for
recording within 30 days of approval by the Board of County Commissioners.(Planning)
2. The PUD Final Plan shall adhere to all regulations and requirements as outlined in Ordinance 197.
(Planning)
3. Prior to recording the Change of Zone plat map,the map shall be amended to show the following:
a. The Change of Zone plat map shall meet all requirements of Section 9.2 of the PUD
Ordinance, Ordinance 197. (Planning)
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b. The plat shall be amended to identify and dimension a 50 foot radius at the end of each
cul-de-sac. (Public Works)
c. The plat shall amended to identify a 20 foot paved radius at each intersection to
accommodate adequate space for turning vehicles. (Public Works)
4. The following items shall be adequately addressed or placed on the Final Plan plat map at time of
Final Plan submittal as required by the Weld County Public Works Department. These items are
as follows: (Public Works)
a. The plat shall be amended to indicate the typical cross section identifying width or right-of-
way, depth of base and asphalt, and width of driving lanes and shoulders.
b. The street names shall have the same names of existing streets in the county or in
adjacent counties or municipalities which are in alignment. They shall not be duplicates of
streets named within the area.
c. A final drainage report shall be submitted for review and approval by the Weld County
Public Works Department.
5. Prior to scheduling before the Board of County Commissioners the applicant shall submit for
review and approval to the Department of Planning Services a revised open space design for the
development that incorporates 15% of the site as common open space as described in Ordinance
197, Section 6.3.5. (Planning)
6. The PUD Change of Zone is conditional upon the following and that each be placed on the Change
of Zone plat map as notes prior to recording:
a. The PUD District shall consist of 10 residential lots and two (2) residential/agricultural lots.
(Planning)
b. The PUD District allows for E (Estate) and A (Agricultural) uses and shall comply with the
PUD Zone District requirements as set forth in Section 5 of the Weld County PUD
Ordinance. (Planning)
c. The PUD shall be serviced by Longs Peak Water District for water service and septic
systems will be used for sewage disposal. (Planning)
d. The PUD Final Plan shall comply with the requirements of Ordinance 197, Weld County
Public Works, Mountain View Fire Protection District, Colorado Geological Survey,
Longmont Soil Conservation District, St.Vrain Valley School District, Longs Peak Water
District, Weld County Health Department and the Weld County Building Inspection
Department. (Planning)
e. Installation of utilities shall comply with Section 10 of the Weld County Subdivision
Ordinance. (Planning)
f. Outdoor storage should be screened from public right-of-way and adjacent properties.
(Planning)
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g. The applicant shall remove, handle, and stockpile manure from the livestock area in a
manner that will prevent nuisance conditions. The manure piles shall not be allowed to
exist or deteriorate to a condition that facilitates excessive odors, flies, insect pests, or
pollutant runoff. (Health Dept.)
h. All liquid and solid wastes shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Health Dept.)
No permanent disposal of wastes shall be permitted at this site. (Health Dept.)
j. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive
dust, blowing debris, and other potential nuisance conditions. (Health Dept.)
k. Fugitive dust shall be controlled on the site. (Health Dept.)
An individual sewage disposal system is required for each proposed home and shall be
installed according to the Weld County Individual Sewage Disposal Regulations.
The basic soil condition description shows a slow permeability and it is likely these
systems will have a slow percolation which will require engineered septic systems. (Health
Dept.)
m. All lots shall access onto the internal road system. No lots shall have a direct access onto
Weld County Road 34 or Weld County Road 1. (Public Works)
n. The applicant shall attempt to address the concerns of Mountain View Fire Protection
District. (Planning)
o. No building permits will be released until lot numbers and addresses are assigned and
street signage is in place. (Planning)
P. Any proposed lighting or signage shall adhere to all rules and regulations as stated in the
Weld County Zoning Ordinance and Planned Unit Development Ordinance. (Planning)
q. All buildings and structures shall be engineered designed. (Planning)
Motion seconded by Christie Nicklas.
VOTE:
For Passage: Against Passage:
Rusty Tucker
Fred Walker
Marie Koolstra
Christie Nicklas
Bruce Fitzgerald
Jack Epple
980/180
RESOLUTION, Z-510
Cummings/Kaylor
Page 6
The Vice-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 Inloes, 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 February 3, 1998.
Dated
1//tthe
�3rd
d��of Februa ,11998.
C��!ka"'��6G'
Wendi Inloes
Secretary
980480
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