HomeMy WebLinkAbout952019.tiffSTAFF SUMMARY SHEET
Case Number: S-378
Applicant: McStain Enterprises, Inc.
Request: To receive approval of a Site Specific Development Plan and PUD Final Plan for a
401 spacemodular home subdivision.
Legal Description: E/2, SW/4 of Section 5, T2N, R68W of the 6th P.M., Weld County,
Colorado.
Location: North and adjacent to State Highway 119; west and adjacent to Weld County Road
3.5.
Acerage: 80 acre parcel, more or less
Water: Left Hand Water District
Sewage Disposal: St. Vrain Sanitation District
Fire Protection: Mountain View Fire Protection District
School District: St. Vrain Valley School District RE -1J
Referrals without concerns:
- Colorado Department of Wildlife -no conflicts
- Colorado Division of Water Resources -no conflicts
- Left Hand Water District -no conflicts
- Colorado Geological Survey -no conflicts
- Colorado Water Conservation Board -no conflicts
- Longmont Soil Conservation Board -no conflicts
Referrals with comments/conditions:
- St. Vrain Sanitation District -conditions
- Weld County Public Works Department -conditions
- Mountain View Fire Protection District -conditions
- City of Longmont -comments
Referrals with concerns:
- St. Vrain Valley School District -concerns
- Town of Mead -concerns
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DATE: June 6, 1995
CASE NUMBER: S-378
NAME: McStain Enterprises, Inc.
ADDRESS: 75 Manhattan Dr.
Boulder, CO 80303
REQUEST: Site Specific Development Plan and Planned Unit Development Final Plan
for a 401 unit modular home subdivision.
LEGAL DESCRIPTION: E/2, SW/4, Section 5, T2N, R68W of the 6th P.M., Weld
County, Colorado
LOCATION: North of and adjacent to S.H. 119; west of and adjacent to Weld County
Road 3 1/2
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED 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.
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.
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McStain Enterprises, Inc.
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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 Department of Planning Services' staff 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.
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
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McStain Enterprises, Inc.
Page 3
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 show/identify 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.
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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.
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McStain Enterprises, Inc.
Page 4
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 maintainedby 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.
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.
1. 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.
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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 Eoyes
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. Submit 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)
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)
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Recommendation; S-378
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f. Individualresidenceswill 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.
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, whowillbe 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.
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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.
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952019
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.
952019
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.
952019
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