HomeMy WebLinkAbout20180296.tiffMEMORANDUM
TO: Chris Gathman, Planning Services
DATE: November 30, 2017
FROM: Hayley Balzano, E.I., Development Engineer
SUBJECT: PUDZ17-0006 Hoff
The Weld County Department of Planning Services -Engineering has reviewed this proposal. Staff
comments made during this phase of the application process may not be all-inclusive, as other issues may
arise during the remaining application process.
COMMENTS:
General Project Information/Location:
Project description: Three lot Residential PUD
This project is west of and adjacent to County Road 31 and is north of County Road 70.
Parcel number: 080509400013
Land Use Permit:
USR-681 covers this parcel.
Drainage Requirements:
Please contact Department of Planning Services/Engineering Development Review for questions or
assistance for drainage requirements at 970-353-6100.
URBANIZING VS NON -URBANIZING DRAINAGE AREA:
This area IS within a Non -Urbanizing Drainage Area:
Non -Urbanizing Areas typically require detention of runoff from the 1 -hour, 100 -year, storm falling on the
developed site and release of the detained water at the historic runoff rate of the 1 -hour, 10 -year storm
falling on the undeveloped site for NON -URBANIZING areas.
Detention pond waived and a simple drainage narrative:
The applicant's representative has submitted a drainage narrative stating that the site will meet exception
1.a.7 for residential developments.
Historic Flows:
The applicants will be required to maintain the historic drainage flows and run-off amounts that exist from
the property.
Roads:
The applicant's representative has submitted a request to waive the requirements of Code Sections 24-7-
20. - Streets Al. Street Plan., 24-7-20. - Streets A6. Driveways, and 27-2-20. - Access Standards.
Chapter 24, Subdivisions Sec 24-7-20. - Streets.
A.1. Street Plan. Streets shall be extended to the boundaries of each building site, except where
such extension is prevented by topography or other physical conditions, or where the connection
of streets with existing or probable future streets is deemed unnecessary for the advantageous
development of adjacent properties. All building sites shall have access to a public internal street
system. This internal road is a separate parcel and not part of the residential lots.
Chapter 24, Subdivisions Sec 24-7-20. - Streets.
A.6. Driveways. Driveways shall riot be permitted to have direct access to arterial streets. Only
one (1) access is permitted per new lot. A second access may be permitted to internal subdivision
lots onto internal subdivision roads only. All driveways shall be off the internal subdivision road
system.
Chapter 27, Planned Unit Development Sec 27-2-20. - Access Standards.
All PUD developments will be served by an internally paved road system according to County
standards. An exception to paving may be granted by the Director of Public Works for residential
PUDs of nine (9) lots or less located in nonurban areas as defined in Chapter 22 of this Code,
when the PUD is not located within close proximity to other PUDs, subdivisions and municipal
boundaries, and when access to the PUD is not from a public road which is paved or will be
paved within a year of approval of the PUD.
This request will be presented to the Board of County Commissioners at the Change of Zone Hearing. If
this request is granted, the Conditions of Approval and Development Standards will be modified at
approval.
If the request is not granted, the applicant will be required to supply drawings showing the plan and profile
of the roads. Roadway cross sections, pavement study information, design speeds, and location of traffic
signage will be required prior to recording the Change of Zone map. At Final Plan, it will be required that
the vehicular circulation system be depicted on the Utility Map. The Utility map shall be recorded with the
final PUD plat.
Construction Schedule:
At Final Plan, a construction schedule will be required with submittal. This shall show the approximate dates
when construction of the development is proposed to start and finish. This shall describe the stages in
which the development will be constructed, and the number of buildings or structures and the amount of
common open space to be completed at each stage.
Utility Map:
At Final Plan, the utility map shall show: gas lines, water, electricity (above or below ground), telecomm (if
applicable), sewer (if applicable), utility and drainage easements with labels, culverts, detention areas and
structures, and plans, profiles, and typical cross section drawings of streets (if applicable). The Utility Map
shall be recorded with the Final Plan plat.
Improvements Agreement:
The site may require and Improvements Agreement, which may include on -site improvements.
Grading Permit
A Weld County Grading Permit will be required if disturbing more than 1 acre. Grading Permit applications
are accepted after the planning process is complete (plan recorded). An Early Release Request Form may
be entertained only after the applicant and Planning Department have reviewed the referral and surrounding
property owner comments. The Early Release Request may or may not be granted depending on referral
comments and surrounding property owner concerns. Contact an Engineering representative from the
Planning Department for more information.
A Construction Stormwater Permit is also required with the State for disturbing more than 1 acre. Contact:
Colorado Department of Public Health and Environment, Water Quality Control Division, Rik Gay, 303-692-
3575.
Geologic Hazard Area:
This area IS NOT in a Geologic Hazard Area.
Floodplain:
This area IS NOT in a FEMA regulatory floodplain.
CONDITIONS OF APPROVAL:
A. The applicant shall submit drawings showing the plan and profile of the interior roads, proposed
roadway cross sections, pavement study information, design speeds, and location of traffic signage
prior to recording the Change of Zone map.
DEVELOPMENT STANDARDS (NOTES ON THE SITE PLAN)
1. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services -Engineer)
MEMORANDUM
TO: Chris Gathman, Planning Services
FROM: Evan Pinkham, Public Works
SUBJECT: PUDZ17-0006 Hoff
DATE: November 16, 2017
The Weld County Department of Public Works has reviewed this proposal. Staff comments made during
this phase of the application process may not be all-inclusive, as other issues may arise during the
remaining application process.
COMMENTS
GENERAL PROJECT INFORMATION/LOCATION
Project description: CHANGE OF ZONE REQUEST FROM THE A (AGRICULTURAL) ZONE DISTRICT
PUD (PLANNED UNIT DEVELOPMENT) FOR THREE (3) RESIDENTIAL LOTS WITH E(ESTATE) USES.
This project is west of and adjacent to CR 31 and is north of CR 70. Parcel number 080509400013.
Access is from CR 31.
ACCESS
An Access Permit application was submitted with the application materials. Public Works will review the
application and provide an access permit and permit number if approved. Questions concerning access
requirements can be directed to Public Works access permit division.
Per Chapter 12, Article 5, Section 12-5-30, an Access Permit is required for access to Weld County
maintained roadways. We strongly encourage you to discuss your access with public works prior to laying
out your site plan to ensure the approved accesses are compatible with your layout.
For new accesses and/or change of use of an existing access, the fee and photos are required (photo
looking left and right along roadway from the access point and looking in to and out of the access point).
These photos are used to evaluate the safety of the access location. Access permit instructions and
application can be found at https://www.weldgov.com/departments/publIc works/permits/. Chapter 6,
Sections 6.3, 6.4 and 6.5 of the Weld County Engineering and Construction Criteria offer access design
guidance, which can be accessed at: https://www weldgov com/departmerits/public works/engineering/.
For shared accesses, Public Works strongly recommends the property owner establish an access road
maintenance agreement so future owners of the properties will be aware of their requirements for shared
maintenance of the access road. This is not a requirement, but is recommended to avoid property owner
conflicts in the future.
Per Chapter 12, Appendix 12A.4.1 of the Weld County Code, an access approach that is gated shall be
designed so that the longest vehicle (including trailers) using the access can completely clear the traveled
way when the gate is closed. In no event, shall the distance from the gate to the edge of the traveled surface
be less than 35 feet.
ROADS AND RIGHTS -OF -WAY
County Road 31 is a paved road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as a(n) local road, which requires 60 feet of right-of-way. The applicant shall delineate
on the site map or plat the future and existing right-of-way. If the right-of-way cannot be verified it shall be
dedicated. Pursuant to the definition of setback in the Weld County Code, Chapter 23, Article III, Section
23-3-50, the required setback is measured from the future right-of-way line. Be aware that physical
roadways may riot be centered in the right-of-way. This road is maintained by Weld County.
Weld County will riot replace overlapping easements located within existing right-of-way or pay to relocate
existing utilities within the County right-of-way.
TRAFFIC
Latest ADT on CR 31 was taken on 8/12/2015 which counted 3040 vpd with 11% trucks.
A traffic narrative was submitted with the application materials and indicated that there will be approximately
30 daily roundtrips. The expected traffic routes are north and south along County Road 31 and distribution
of traffic is estimated to be 50-50.
IMPROVEMENTS AND ROAD MAINTENANCE AGREEMENT
Public Works may require an Improvements Agreement for one or all the following reasons:
• Off -Site Public Improvements
• Road Maintenance Agreement
• Construction Maintenance Agreement
• Access Improvements Agreement
An Improvements Agreement is required for sites with required offsite improvements per Chapter 12, Article
V, Section 12-5-60. Collateral is required to ensure the improvements are completed, and maintained.
Improvements/Road Maintenance Agreement: An example agreement is available at:
https://www.weldclov com/UserFiles/Servers/Server 6/File/Degartments/Publie/020Works/DevelopmentR
eviewlsprusr.pdf. It will detail the approved haul route(s), outline when offsite improvements will be
triggered, and include a maintenance agreement for the haul routes. Possible mitigations included in the
road maintenance agreement may include but are not limited to: dust control, specified haul routes, damage
repairs, and future improvement triggers.
CONDITIONS OF APPROVAL
A. An Improvements and Road Maintenance Agreement is required for offsite improvements at this
location. Road maintenance including, but not limited to dust control, damage repair, specified haul
routes and future traffic triggers for improvements will be included. (Department of Public Works)
B. The plan shall be amended to delineate the following:
1. County Road 31 is a paved road and is designated on the Weld County Functional Classification
Map as a local road which requires 60 feet of right-of-way at full buildout. The applicant shall
delineate on the site plan the existing right-of-way. All setbacks shall be measured from the edge
of right-of-way. This road is maintained by Weld County. (Department of Public Works)
2. Show and label the approved access(es) (APXX-XXXXX), and the appropriate turning radii (60')
on the site plan. (Department of Public Works)
3. Show and label the entrance gate if applicable. An access approach that is gated shall be designed
so that the longest vehicle (including trailers) using the access can completely clear the traveled
way when the gate is closed. In no event, shall the distance from the gate to the edge of the traveled
surface be less than 35 feet. (Department of Public Works)
DEVELOPMENT STANDARDS (NOTES ON THE SITE PLAN)
1. The property owner shall control noxious weeds on the site. (Department of Public Works)
2. The access on the site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite tracking. (Department of Public Works)
3. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized.
(Department of Public Works)
WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT
1555 North 17th Avenue, Greeley, CO 80631 www.weldhealth.org
Memorandum
To: Chris Gathman
From: Lauren Light, Environmental Health Services
Date: November 13, 2017
Re: PUDZ17-0006 Hoff
The Weld County Environmental Health Services Division has reviewed this proposal for a
Change of Zone Request from the A (Agricultural) Zone District to the PUD (Planned Unit
Development) Zone District for three (3) residential lots with Estate Zone District Uses.
The minimum lot size of 3.26 acres coupled with an overall density of one septic system per
3.85 acres does meet current Department policy.
The application has satisfied Chapter 27 of the Weld County Code in regard to water service.
The Weld County Attorney's office has approved the water source of North Weld County
Water District. A "will serve" letter from the District, dated May 25, 2017, was included in the
application.
The application has satisfied Chapter 27 of the Weld County Code regarding sewer service.
The existing residence has a septic system that was permitted in 1985 (G19850189). A
geologic evaluation conducted by Soilogic was provided with the sketch plan application. The
report indicated that standard septic systems should be acceptable based upon SCS maps
and review of the existing septic permit. Site specific evaluations for septic systems will be
required upon permit application.
The Environmental Impact Plan (section 27-6-30) adequately addresses all environmental
impacts.
If approval is granted, the Division recommends the following appear as notes on the Change
of Zone plat:
1. Water service may be obtained from North Weld County Water District.
2. The parcel is currently not served by a municipal sanitary sewer system. Sewage
disposal may be by septic systems designed in accordance with the regulations of the
Colorado Department of Public Health and Environment, Water Quality Control Division
and the Weld County Code in effect at the time of construction, repair, replacement, or
Health Administration
Vital Records
lot: 9/0 304 6410
Fax: 9/0-301-64I2
Public Health &
Clinical Services
cic: 9/0 304 6420
Fax: 910-301-64 16
Environmental Health Communication,
Services Education & Planning
Tele: 970-304-6415 Tele: 970-.304-6470
Fux: 970-304-6411 Fox. 970-304-6452
Emergency Preparedness
8 Response
Te le: 970-304-6470
Fax: 970-304-6462
Public Health
WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT
1555 North 17th Avenue, Greeley, CO 80631 www.weldhealth.org
modification of the system.
3. Activity or use on the surface of the ground over any part of the OWTS must be
restricted to that which shall allow the system to function as designed and which shall
not contribute to compaction of the soil or to structural loading detrimental to the
structural integrity or capability of the component to function as designed.
4. During development of the site, all land disturbances shall be conducted so that
nuisance conditions are not created. If dust emissions create nuisance conditions, at
the request of Weld County Environmental Health Services, a fugitive dust control plan
must be submitted.
5. Weld County's "Right to Farm" as provided in Appendix 22-E of the Weld County Code
shall be placed on any recorded plat.
Health Administration
Vital Records
lot: 9/U 304 6410
Fax: 9/0-301-64 I'2
Public Health &
Clinical Services
Icic: 9/0 304 6420
Fax: 9,10-304-64 16
Environmental Health
Services
Tele: 970-304-6415
Fax. 970-304-6411
Communication,
Education & Planning
Tele: 970-.304-6470
Fox: 970-304-6452
Emergency Preparedness
8 Response
Te le: 970-304-6470
Fax: 970-304-6452
Public Health
Submit by Email
Weld County Referral
October 19, 2017
The Weld County Department of Planning Services has received the following item for review:
Applicant: Joseph & Elaine Hoff Case Number: PUDZ17-0006
Please Reply By: November 16, 2017 Planner: Chris Gathrnan
Project: CHANGE OF ZONE REQUEST FROM THE A (AGRICULTURAL) ZONE DISTRICT PUD
(PLANNED UNIT DEVELOPMENT) FOR THREE (3) RESIDENTIAL LOTS WITH E (ESTATE) USES.
Location: West of and adjacent to CR 31 and approximately 580 -feet north of CR 70.
Parcel Number: 080509400013-R3575005 Legal; PART SE4 SECTION 9, T6N, R66W LOT B REC
EXEMPT RE -3960 of the 6th P.M., Weld County, Colorado.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. if you desire to examine or obtain this additional
information, please call the Department of Planning Services,
We have reviewed the request and find that it does /does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Signature
Agency
Date November 9, 2017
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
November 9, 2017
970-454-3402 • 970-454-5193 Fax
211 1st Street • Eaton, Colorado 80615
EATON SCHOOL DISTRICT RE -21
Chris Gathman
Weld County Planning Department
1555 N 17th Avenue
Greeley, CO 80631
RE: Hoff PUD
Weld County Referral PUDZ17-0006
Chris Gathman:
We have reviewed the above applicant's request, The Eaton School District has
a process in place addressing growth within the District.
The School District has adopted a methodology to determine a cash -in -lieu
payment for residential development within the District in order to provide
adequate educational opportunities as a result of that development.
The cash -in -lieu payment per dwelling lot is $1,798 for a total of $5,394 for this
recorded exemption. Payment should be hand delivered or mailed to Eaton
School District, 211 lSt Street, Eaton, Colorado 80615. A receipt will be mailed
to the applicant and a copy to the Weld County Planning Department.
Please contact me if you have any questions.
Sincerely,
C'nthia L. Parchert,
Chief Financial Officer
Eaton School District RE -2
Date Paid
Amount
Check #
Received By
COLORADO
115.'1- 1e.3rl 1) :iL !7
1313 Sherman Street, Room 821
Denver, CO 80203
November 16, 2017
Chris Gathman
Weld County Department of Planning Services
Transmission via email: cgathman@weldgov.com
Re: Hoff Change of Zone
Case No. PUDZ17-0006
Pt. SE'/a Section 9, T6N, R66W, 6th P.M.
Water Division 1, Water District 3
Dear Mr. Gathman:
We have reviewed the above referenced request for a change of zone from agricultural (A) to
planned unit development (PUD) to allow for three (3) residential estate lots on an 11.52 -acre
parcel. There is an existing single-family residence and outbuildings located on proposed Lot 1. A
single-family residence is proposed for both Lot 2 and Lot 3.
The North Weld County Water District (NWCWD) provides water to the existing residence on
proposed Lot 1 and is the proposed water supply for Lot 2 and Lot 3. A letter from the NWCWD
dated May 25, 2017 was provided confirming that the NWCWD currently provides water service to
proposed Lot 1 and that the NWCWD is able and intends to provide water service to proposed Lots 2
and 3, provided all requirements of the District are satisfied.
The NWCWD most recently provided updated supply and demand information via the Tri-
Districts on December 18, 2012. The document shows that the NWCWD's firm yield supply of 6,392
acre-feet exceeds its dry year planning demand of 4,702 acre-feet. Information available in this
office indicates that the NWCWD uses a water supply requirement of 0.7 acre-feet per year per tap
for planning purposes. The additional anticipated demand due to this proposed subdivision is
therefore 1.4 acre-feet, for a total committed demand of 4,710.4 acre-feet. This office considers
the NWCWD to be a reliable water source.
This office has no objection to the proposed change of zone. If you or the applicants have
any questions regarding this matter, please contact me at this office for assistance.
Sincerely,
t �
Sarah Brucker, P.E.
Water Resource Engineer
Cc: Subdivision file no. 24074
1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 www.water.state.co.us
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