HomeMy WebLinkAbout20183025.tiffMEMORANDUM
TO: Michael Hall, Planning Services
DATE: May 23, 2018
FROM: Hayley Balzano, Public Works
SUBJECT: PUDZ18-0001 Colson
The Weld County Department of Public Works has reviewed this PUD 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: Amended PUD Change of Zone of Longs Peak Estates to allow two homes per lot in
the PUD
This project is south of and adjacent to CR 12 and is west of Peak View Road. Parcel number
146709104003, 146709104004, 146709104005, 146709104006, 146709104006, 146709104007,
146709204001, 146709204002, .
Access is from CR 12 and Peak View Road.
ACCESS
The existing access onto County Road 12 is under the jurisdiction of the Town of Erie and is not proposed
to be changed. The existing access onto Peak View Road is not proposed to be changed. The PUD is
served by an internal roadway approved under PF-0543.
ROADS AND RIGHTS -OF -WAY
Peak View Road is a gravel 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 and the physical location of the road.
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 not be centered in the right-of-way. This road is
maintained by Weld County.
This portion of County Road 12 is under the jurisdiction of the City or Town (municipality) of Erie. The
municipality has jurisdiction over access to the road. Please contact the municipality to verify the access
permit or for any additional requirements that may be needed to obtain or upgrade the permit.
Weld County will not 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 12 counted 451 vpd with 10% trucks.
No traffic counts are available for Peak View Road.
TRACKING CONTROL POLICY
There are no additional tracking control requirements for this Change of Zone. The PUD roads are paved
internal to the PUD.
IMPROVEMENTS AND ROAD MAINTENANCE AGREEMENT
There is an existing Improvements Agreement for the PUD, reception number 4253148.
DRAINAGE REQUIREMENTS
This area IS within an Urbanizing Drainage Area:
Urbanizing Drainage 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, 5 -year storm
falling on the undeveloped site for URBANIZING areas.
The drainage for the PUD was originally addressed with a master drainage report for Longs Peak Estates.
The addition of a second house on the lots of this PUD has the potential to increase the imperviousness of
the lots in the PUD. The applicant has submitted a letter signed and stamped by a Colorado Licensed
Professional Engineer addressing the addition of second homes on Lots 1 and 4 of the PUD. The letter
states that the ponds can handle this increase in imperviousness. If the applicant intends to allow for a
second home to be added on all lots of the PUD, Public Works will need an updated drainage letter
indicating if the existing ponds can handle the potential increase in imperviousness on all lots or if
improvements to the existing ponds are required. This letter shall be signed and stamped by a Colorado
Licensed Professional Engineer.
Historic Flows:
The applicants will be required to maintain the historic drainage flows and run-off amounts that exist from
the property.
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.
CONDITIONS OF APPROVAL
A. An updated drainage letter addressing the potential increase in imperviousness on all of the
residential lots of the PUD is required prior to recording the PUDZ map. The letter shall address if the
existing drainage infrastructure can handle the increase in imperviousness or if there are additional
improvements required to the drainage infrastructure. This letter is to be stamped and signed by a
Professional Engineer registered in the State of Colorado. (Department of Public Works)
B. The plan shall be amended to delineate the following:
1. Peak View Road is a gravel 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 locations, and the appropriate turning radii on the site plan.
The applicant must obtain an access permit in the approved location(s) prior to construction.
(Department of Public Works)
3. Show the approved Municipality of Erie access(es) on the site plan and label with the approved
access permit number if applicable. (Department of Public Works)
4. The applicant shall show and label the accepted drainage features and drainage flow arrows.
Stormwater ponds should be labeled as "Stormwater Detention, No -Build or Storage Area" and
shall include the calculated volume. (Department of Public Works)
Prior to Operation:
A. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Public Works)
DEVELOPMENT STANDARDS (NOTES ON THE SITE PLAN)
1. The property owners 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 off -site tracking. (Department of Public Works)
3. Any work that may occupy and or encroach upon any County rights -of -way or easement shall acquire
an approved Right -of -Way Use Permit prior to commencement. (Department of Public Works)
4. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
5. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
6. Weld County is not responsible for the maintenance on onsite subdivision roads. (Department of Public
Works)
WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT
1555 North 17th Avenue, Greeley, CO 80631 www.weldhealth.org
Memorandum
To:
From:
Date:
Re:
Michael Hall
Lauren Light, Environmental Health Services
May 21, 2018
PUDZ18-0001 Longs Peak Estates
Environmental Health Services has reviewed this proposal for a PUD Change of Zone
of Longs Peak Estates to allow two homes per lot in the PUD. Lots range in size from 4
acres to 2.5 acres.
The application states that Left Hand Water District will provide water to the second
residences. The referral from Left Hand Water District, dated March 21, 2018, indicates
the taps that are assigned to each lot will accommodate both residences.
On -site wastewater treatment systems (OWTS) will provide sewer for the residences.
Lot one has received final approval for an OWTS and the soil evaluation indicated clay
loam soils which is a soil type 3 and falls within a 41 to 60 MPI percolation rate. The
size of the leach field is 912 square feet for a three -bedroom residence. Groundwater
was not encountered in the test pits. Lot four also had a soils evaluation which
indicated a sandy loam soil and groundwater was not encountered. A soil type 3 was
also used to design the OWTS for lot four. The size of the leach field is 1050 square
feet for a four -bedroom residence. Based on the information contained in these permits
the lots should accommodate proposed second residences served by OWTS.
We recommend the following appear as notes on the Change of Zone plat:
1. Water service may be obtained Left Hand 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 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.
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
Fux: 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
�
ST. '�RA � �A�I, LEY SCHOC} I� �
acadetnzc excellence I�y desagn
April 26 , 2D18
Michael Hall
Weld Caunty Planning Dept
1444 N 17�" Ave
Greeley CO 80631
RE : Long� Peak Estates
Dear Michael :
Thank you for referring the Langs Peak Estates Referral ta the School District. The District has reuiewed the
development proposal in terms of ( 1 ) available sehoal capacity, ( 2 ) required land dedicatians andfor cash - in - lieu
fees and (3 ) transportationlaccess considerations . After reviewing the abave proposal , the Schaol District finds
Erie PK8 and High School uvill not exceed the benchmark.
Comments
• Residents of the 5W5D passed a bond which will allauu the district to construct a new K8 faeility near
Erie High School . The car�struction of this faeility is underway and will open far the 2018119 school year.
• The bond also funds an additian to Erie High Schoal . The addition canstruction is underway and when
open , uuill alleviate overcrowding at the high school level taa.
• The applieation requests a zoning change to sllow a seeond home on each lot . Based on the descriptiar�s
within the application these hames the district classified th �se as single family homes . The CIL for single
family detached homes is $ 657 per unit seeand home .
Shauld this development be appraved , the options for managing the short and lang term overcrowding in these
sehaols may include adding modular elassrooms and implementing split or staggered sehedules as needed . Other
options may include , but not be limited ta, implementing year- round schools ar asking vaters to apprave new bonds
for additional school facilities or a mill levy for additional operating funds . It should be nated that a laek of operating
funds may be a factor in delaying construetion and occupancy of new sehool facilities in this area .
Detailed infdrmatian an the specific capacity issues , the land dedication requirement� and transpartation impacts for
this proposal follow in Attachment A. A land dedicatian is required with this praject and there are camments an
pedestrian access included in the attachment. The recommendation of the District noted abave applies to the
attendance boundariss current as of the date of this letter . These attendanc� boundaries may change in the future
as new facilities are constructed and apened. If you have any further questians � r cancerns regarding this referral ,
please feel free ta contact me via e- mail at kragerud_rvan (c� svusd . org or at the number below.
Sincerely ,
Ryan Kragerud , AICP
PlanninglGlS
Enc . : Attachment A - Specific Project Analysis
Cash-in -lieu chart
ST. WRAIN VALLEY SCHOdL DISTRICT PLANNWG DEPARTMENT. 395 SOUTH PRATT PARKWAY , LONGMQNT , CO 80501 . SCOTT
TOILLION , � IRECTOR. PHONE 303-682-7229 . FAX 363-682-7344 .
ATTACHMENT A - Specific Praject Analysis
PROJECT : Longs Peak Estates
( 1 ) 5CHO�L CAPACITY
The Board of Education has established a Distriet-wide policy of reuiewing new deWelopment projects in terms of the impaet
on existing and approved sehool facilities within the applicable feeder system . Any residential projeet within the applicable
feeder that causes the 125% school benchmark capacity to be exceeded within 5 years would not be supported . This
determination ineludes both existing facilities and planned faeilities from a voter-approved band . The building capaeity,
including existing and new facilities , along with the impaet ai this proposal and all other approved deuelopment projects for
this feeder is noted in the ehart below.
ERIE PK8
GAPACITY INF 4RMAT10 N CaP AGI TY BENCHMARl4*
�indudes pro� ected sludents. plus develr pmenfs studern impadj
School Building 5tdts. 5tdt. 2�i7 -18 2018 -19 2014 -20 2 �20 - 21 2021 -22
Level Gapac �tu 4ct- 17 Irrpact Stdts Gap. Stdts Gap. Stdts Cap . �tdts Cap . �tdts Cap .
Berrentary 539 45� 20 432 BO°'o
Berrentary (pK- 5] $00 20 45$ 76°b 473 79°'0 497 83°ro 523 87 %
Pvliddle { B�N1S ) 780 769 g 771 99°6
hllid�dle ( 6 - B) 3��0 9 304 101 °0 310 103°io 319 108 °/u 331 110'9%0
High SB-IS] 1 512 1039 9 1157 77°io 1194 79°se 1 235 82°ti 1292 85°�0 1 329 884�0
Total 2498 38 23fi4 1953 2 � 19 2108 2183
Specific eomments concerning this proposal regarding School Capaeity are as follows :
• Specific Impact - This application will add 98 duplex dwelling units and 38 additionel students in the Erie PKS and
Erie High School Feeder.
• Benchmark Determination - Capacity will not exeeed the benchmark within the next 5 years .
• Mitigation � ptions - na
• Phasing Plan - na
(2 ) LAND DEDICATION5 AND CASH IN -LIEU FEE5
The implementatian of the Intergov � rnmental Agreement (IGA) Concerning Fair Contributions for Public School Sit�s
by the town of Erie requires that the applicant either dedicate land drrectly ta the School District along with provision
of the adjacent infrastructure andlar pay cash- in - lieu ( CIL ) fee� based on the student yield of the dev � lopment. CIL
fees provide funds for land acquisition and water rrghts acquisition, which is nnly a small companent of providing
additional sehool capacity fnr a feeder . Specific comments regarding land dedications and CIL fees far this referral
are as follows :
• Dedication andlor Ca � h-in - lieu Requirements - CIL payments can be made at the Weld County offices .
• DedicationlCash - in-lieu Procedure� - na .
3 ) TRANSPORTATIONIACCESS
Transportation considerations for a project deal with bussing and pedestrian access to and from the subdi�ision .
Pedestrian aecess, in particular, is an important goal af the 5chool Distriet in order to facilitate community eonneetion to
schools and to minimize transportation costs. Specific comments for this application are as follows :
• Provision of Busing - Busing for this project, under the current boundaries , would most likely not be provided .
• PedestrianlAccess Issues - na
ST. VRAIN VALLEY SCHOdL DISTRICT PLANNWG DEPARTMENT. 395 SOUTH PRATT PARKWAY , LONGMQNT , CO 80501 . SCOTT
TOILLION , � IRECTOR. PHONE 303-682-7229 . FAX 363-682-7344 .
Scheol Planning
Standards And Weld Caunty
Calculatian of
Land Dedication Requirements
Single Family
5chool Planninq 5tandards
Number Prajected Student Site Siae Acres of Developed
Of Student Facility Standard Land Land Cash -in - lieu
Units Yield Standard Acres Contribution Value Contribution
Elementary 7 0 . 217 525 10 0 . 029 $53 , 984
1 . 519 Number af Students = No . af Units " Student Yield
Equation : ( Num6er of StudentslElem . Student Facility Size ) * Elem . Site Size Standard = Acres of Land Contribution
Middle Leuel 7 0 . 100 750 25 0 . D23 $53 , 984
0 . 7 Number of Students = No . of Units " Student Yield
Equatian : ( Number of StudentslMiddle Student Facility Size ) " Mid � le Site Size Standard = Acres af Land Cantributian
High 5chool 7 0 . 113 1200 50 0 . �33 $53 , 984
0 . �'91 Num6er of Students = No . af Units * Student Yield
Equation : ( Number of StudentslHigh School Student Facility Size ) * High School Site Size Standard = Acres of Land Contribution
Total 7 3 . 01 0 . 085 $53 , 984 $4 ,6� 1
Equation: Elem. Acreage f Middle Acreage t High School Acreage = Totaf Acres of Land Contrr6ution
5ingle Family Student Yield is .43 $ 657
Per Unit
2125l03 Planning Department
Scheol Planning
Standards And Weld Caunty
Calculatian of
Land Dedication Requirements
DuplexlTriplex
Schoal Planninq Standards
Number Projected Student 5ite Size Acres of Developed
Of Student Facility Standard Land Land Cash -in - lieu
Units Yield Standard Acres Contribution Value Contribution
Elementary 0 0 . 197 525 10 D .00 $53 , 984
4 Number r�f Students = No . af Units " Student Yield
Equation : ( Number of StudentslElem . Student Facility Size ) ' Elem . Site Size Standard = Acres of Land Contribution
Middle Level D 0 . 089 750 25 D .00 $53 , 984
0 Num6er of Students = No . of Units * Student Yield
Equation : ( Number of StudentslMiddle Student Facility Siae ) * Middle Site Size Standard = Acres of Land Contri6ution
High 5chool D 0 . 086 1200 50 0 .00 $53 , 984
0 Number of Students = No . of Units " Student Yield
Equation : ( Number of StudentslHigh School Student Facility Size ) * High School Site Size Standard = Acres of Land Contri6ution
Total 0 0 0 . 00 $53 , 984 $0
Eguation: Elem. Acreage f Middle Aereage + High S�hool Acreage = Total Acres of Land Contri6ution
# DIVl0 !
DuplexlTriplex 5tudent Yield is . 38 Per Unit
2125l03 Planning Department
Scheol Planning
Standards And Weld Caunty
Calculatian of
Land Dedication Requirements
Multi -Family
School Planninq 5tandards
Number Prajected Student Site Siae Acres of Developed
Of Student Facility Standard Land Land Cash -in - lieu
Units Yield Standard Acres Contribution Value Contribution
Elementary 0 0 . 145 525 10 0 .0� $53 , 984
0 Number af Students = No . af Units " Student Yield
Equation : ( Num6er of StudentslElem . Student Facility Size ) * Elem . Site Size Standard = Acres of Land Contribution
Middle Leuel D 0 . 055 750 25 0 .00 $53 , 984
0 Number of Students = No . of Units " Student Yield
Equatian : ( Number of StudentslMiddle Student Facility Size ) " Mid � le Site Size Standard = Acres af Land Cantributian
High 5chool 0 0 . 061 1200 50 0 .00 $53 , 984
� Num6er of .Students = No . af Units * Student Yield
Equation : ( Number of StudentslHigh School Student Facility Size ) * High School Site Size Standard = Acres of Land Contribution
Total � 0 0 . � � $53 , 984 $�
# DIVl0 !
Per Unit
Multi - Family 5tudent Yield is . 25
2125l03 Planning Department
Scheol Planning
Standards And Weld Caunty
Calculatian of
Land Dedication Requirements
CondolTawnhouse
School Planning Standards
Number Projected 5tudent Site Size Acres of Developed
Of Student Facility Standard Land Land Cash -in - lieu
Units Yield Standard Acres Contribution Valu� Cantributian
Elementary D 0 . 072 525 10 0 .00 $53 , 984
0 Number of Students = Na . of Units * Student Yield
Equation : ( Number of StudentsJElem . Student Facility Size ) ' Elem . Site Size Standard = Acres of Land Cantribution
Middle Level 0 0 . �39 750 25 0 .0� $53 , 984
� Num6er of Students = No . af Units * Student Yield
Equation : ( Number o# Students/Middle Student Facility Size ) * Middle Site Size Standard = Acres o# Land Contribution
High 5chool D � . 04 1200 50 0 .00 $53 , 984
Q Number r�f Students = No . af Units " Student Yield
( Number of StudentslHigh School Student Facility Size ) " High School Site Size Standard = Acres of Land Gantribution
Total D 0 0 . 0D $53 , 984 $0
Eguation: Elem. Acreage f Middle Acreage f High School Acreage = Total Acres of Land Contri6ution
# DIV10 !
CondolTownhouse Student Yi � ld is . 15 Per Unit
2125l03 Planning Department
Scheol Planning
Standards And Weld Caunty
Calculatian of
Land Dedication Requirements
Mobile Hame
School Planning Standards
Number Prajected Student Site Size Acres of Developed
Of Student Facility 5tandard Land Land Cash -in - lieu
Units Yield Standard Acres Contribution Value Contributian
Elementary D 0 . 158 525 10 Cl .Q0 $53 , 984
D Number of Students = No . of Units * Student Yield
Equation : ( Number of StudentslElem . Student Facility Size ) * Elem . Site Size Standard = Acres of Land Contributian
Mrddle Level D 0 . 085 75{� 25 0 .00 $53 , 984
D Number af Students = Na . of Units * Student Yield
Equation : ( Num6er of StudentslMiddls Student Facility Size ) * Middle Site Size Standard = Acres of Land Contribution
High 5choal 0 � . 09 12D0 50 0 .00 $53 , 984
0 Number c�f Students = No . af Units " Student Yield
Equation : ( Number af StudentsJHigh School Student Facility Size ) " High School Site Size Standard = Acres of Land Cantribution
Total 0 0 0 . 0D $53 , 984 $0
Eguation: Elem. Acreage f Middle Acreage f High School Acreage = Total Acres af Land Contri6ution
# DIVl0 !
Mobile Hame Student Yield is .42 Per Unit
2125l03 Planning Department
Submit by Email`
Weld County Referral
April 24, 2018
The Weld County Department of Planning Services has received the following item for review:
Applicant: Bowman Corp, Colson, Inc, and Theresa
Rizzo Brooks, do Longs Peak Estates
Case Number: PUDZ18-0001
Please Reply By: May 22, 2018 Planner: Michael Hall
Project: Amended PUD Change of Zone of Longs Peak Estates to allow two homes per lot in the PUD
Location: SOUTH OF AND ADJACENT TO CR 12; WEST OF AND ADJACENT TO AVERY CT;
NORTH AND SOUTH OF AND ADJACENT TO DAWN COURT
Parcel Number: Multiple Parcels
Legal: LOTS 1 THROUGH 7 AND OUTLOTAAND OUTLOT B OF LONGS PEAK ESTATES PUD,
BEING PART OF SECTION 9, T1 N, R68W 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
Farmers Reservoir & Irrigation Company
Date
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 400-6100 (970) 304-6498 fax
80 South 27th Avenue
Brighton, CO 80601
PH: 303-659-7373 I FX: 303-659-6077
Weld County
May 21, 2018
Referrals Weld County
: May 21, 2018
Mhall
Bowman Cor4p, Colson, Inc. and Theresa
PUD Change of Zone of Longs Peak Estates to allow to homes per lot in the PUD
PUDZI 8-0001
Mr. Hall:
I wish to submit the following information regarding the above referenced project.
X The concerns of Farmers Reservoir and Irrigation Company are in the area of
encroachment to the Right of Way of the canal. FRICO requires a minimums of 25' on
each side of the canal for a maintenance road plus the distance to the toe of the ditch
embankment. The boundaries of the Right of Way must be agreed upon.
X Drainage is another concern that must be addressed as FRICO does not allow any
developed storm flow into our canals. This will apply if any development happens.
Property concerns need to be resolved.
X No construction of any structure can be put on our ROW. No use of any sort
including pedestrian or vehicle on our ROW is approved.
Please send additional information regarding your project so that we may
complete our review and that review criteria can be sent to you, if applicable.
Canal road may not be used for access without approval and executed agreement.
X FRICO will require an amendment to the license agreement.
FRICO will require an access permit
FRICO will require a seepage agreement
X FRICO does not allow waste disposal systems within a 100' from FRICO's
facilities.
X We request to comment again.
The applicant has or X has not completed a Project Review Application and
submitted a deposit for review fees with the Ditch Company. In addition to the above
comments, FRICO's comments are limited to this set of plans.
Please email Scott Edgar, FRICO General Manager or Eve Craven should you have any
questions.
Sincerely,
FRICO, General Manager FRICO, Project Coordinator
COLORADO GEOLOGICAL SURVEY
1801 19' Street
Golden, Colorado 80401
May 16, 2018
Michael Hall
Weld County Planning
1555 N. 17t' Ave.
Greeley, CO 80631
Location:
NE NW, NW NE, and SW NE Section 9,
TIN, R68W, 6"' P.M.
40.0679, -105.0072
Subject: PUDZ18-0001, Longs Peak Estates Amended PUD
Weld County, CO; CGS Unique No. WE -18-0048
Dear Mr. Hall:
Karen Berry
State Geologist
Colorado Geological Survey has reviewed the PUDZ 18-0001 referral, for an amendment to the Longs Peak
Estates PUD to allow two homes per lot. The available referral documents include a request for CGS's review
(April 24, 2018), a drainage letter (H8LA Engineering, March 25, 2018), a PUD Change of Zone Application,
including Conceptual Development Guide (signed March 19, 2018), a set of three Amended Longs Peak
Estates PUD final plat sheets (Civil Arts, March 28, 2018), and other documents.
CGS reviewed the Longs Peak Estates property and consultants' reports extensively in 2001-2003. The site is
undermined by the Morrison Mine (active 1935-1953, mined coal seam thickness 6-8 feet, depth of workings
65 feet beneath Lot 2, to 110 feet under the southern boundary) and the Clayton Mine (depth unknown but
below the Morrison, coal seam thickness approximately 9 feet). The mines overlap in some areas, resulting in
a significantly greater subsidence hazard. High resolution lidar data indicate numerous subsidence features
such as sinkholes and troughs at the surface in the southern portion of Lot 2 and on Lots 3 through 7.
Residential hazard insurance does not cover damage from ground movement, and CGS discourages
development and additional density in areas exposed to geologic hazards such as mine subsidence. However:
Provided all habitable structures are located within the building envelopes shown on the plat, and the
restrictions and recommendations discussed in CGS's previous review letters (foundation length of
structures limited to 60 feet, subgrade construction extending a maximum depth of 7 feet below the
ground surface, flexible underground utilities and utility connections designed to accommodate strain)
are adhered to, CGS has no objection to approval of the PUD amendment to allow two homes per lot.
Thank you for the opportunity to review and comment on this project. If you have questions or require further
review, please call me at 303-384-2643, or e-mail carlson@mines.edu.
Jill Carlson, C.E.G.
Engineering Geologist
WE -IS -0048_1 PUDZIS-0001 Longs Peak Estates Amended PUD Zone Change
3:15 PM, 05/1612018
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