HomeMy WebLinkAbout20170779.tiffPLANNED UNIT DEVELOPMENT (PUD) CHANGE OF ZONE APPLICATION
FOR PLANNING DEPARTMENT USE
RECEIPT # /AMOUNT # Is
APPLICATION RECEIVED BY
Date Received: 12/30/16
Case #: PUDZ16-0005
Planner: DAungst
Parcel Number 0 9 5 7 3 0 3 0 0 0 4 9
(12 digit number - found on Tax I,D, information, obtainable at the Weld County Assessor's Office, or www,co,yr�'t{1,<:g7,�,s1
(Include all lots being included in the application area, if additional space is required, attach an additional sheet,)
Legal Description Lot B of AMRE3 iO2 Section 34 5
, Township , North, Range 67 West
Property Address Of Applicable) 6450 CR 52.25
Existing Zone District: AG Proposed Zone District: EstateTotal Acreage: 18.17 Proposed 14/Lots 3
Average Lot Size: 6 Minimum Lot Size; 2.5
Proposed Area (Acres) Open Space: None proposed
Proposed Subdivision Name: 5225 Estates
Are you applying for Conceptual or Specific Guide) Conceptual
Specific
FEE OWNERS) OF THE PROPERTY (if additional space is required, attach an additional sheet,)
Name; Wayne Howard/Sharyn Frazer
Work Phone # 970-302-0301 Home Phone # same
Address: 8450 CR 52.25
City/StatelZip Code Johnstown, CO 80534
Email Address whoward955C@gmail cam
APPLICANT OR AUTHORIZED AGENT (See Below.Autharization must accompanyappficattons signed by Authorized Agent)
Name: NA
Work Phone # Home Phone # Email Address
Address:
CIty/State/Zip Code
UTILITIES:
Water: Little Thompson Water District
Sewer: Individual Septic
Gas: Propane
Electric: Poudre Valley Rural Electric Association
Phone: Century Link
DISTRICTS: School: Weld County RE -5J
Fire' Front Range Fire Rescue Authority
Post: Johnstown
(We) hereby depose and state under penalties of perjury that all statements, proposals, and/or plans submitted with or
contained within the application are true and correct to the best of my (our)knowtedge. Signatures of all fee owners of
property must sign this application. if an Authorized Agent signs, a letter of authorization from all fee owners must be
included with the application. If a corporation is the fee owner. notarized evidence must be i ncluded indicating the
signatory has the legal authority to sign for the corporation. I (we), the undersigned, hereby request hearings before the
Weld County Planning Commission and the Beard of County Commissioners concerning the proposed Change of Zone
forte _ dove described unincorporated area of Weld County, Co '\
_ )//c) 9 JZ 2ci -)(v
Si+ r • ure; Owner or Authorized Agent l7'�1e - r +r + : er 'Auth razed , gent Date
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5225 Estates P.U.D.
Specific Development Guide 12/28/16
INTRODUCTION
The 5225 Estates P.U.D. is an 18.17 acres parcel site is located in the SE 1/4 of the SW 1/4 of Section
30, Township 5, Range 67W, Weld County, Colorado. The parcel currently has one single family
residence at address 6450 CR 52.25, Johnstown, CO 80534 and the vacant land around the
residence consists of dryland pasture grass, cottonwood trees, and natural wetlands.
The 5225 Estates P.U.D. is being proposed to create three lots from Lot B of AMRE 0957-30-3-
00-049 and is proposed as a single family agricultural residential development. The site is
bordered on the north by CR 52.25 and on the south by CR 52 and east and west by rural farm
ground as well as Lot A on west border of same AMRE.
The information provided as part of this Specific Development Guide was prepared to be in
compliance with Weld County Code Sections 27-60-30 through 27-6-110.
COMPONENT ONE — Environmental Impacts
1.Noise and Vibration.
The 5225 Estates P.U.D. will have uses that reflect the rural and agricultural nature of
the properties. Agricultural activities could include growing crops or pasture grass and
possibly raising livestock. No unusual noise or vibrations outside of normal farming or
ranching equipment is expected.
2. Smoke, Dust and Odors.
The 5225 Estates P.U.D. will have uses that reflect the rural and agricultural nature of
the properties. No dust, smoke, or odors, outside of normal rural farming or ranching
are permitted.
3. Heat, Light and Glare.
The 5225 Estates P.U.D. may have exterior lighting for residential and agricultural uses
that will be low intensity and directed so as not to affect neighboring properties. No
unusual heat or glare will be generated from the 5225 Estates P.U.D.
4. Visual/Aesthetic Impacts.
The 5225 Estates P.U.D. will have very low density that reflects the rural nature of the
properties. The very low residential density and agricultural practices are consistent
with neighboring sites and will not create visual and/or aesthetic impacts for
neighboring sites.
5. Electrical Interference.
The 5225 Estates P.U.D. will not have activities that create electrical interference
impacts to neighboring sites.
6. Water Pollution.
The 5225 Estates P.U.D. will utilize Best Management Practices associated with storm
water runoff and pollution. Natural pollution protections already consist of heavy stands
of grasses and cattails which helps maintain clean water. Due to the size of the lots,
5225 Estates P.U.D.
Specific Development Guide 12/28/16
historical flow patterns and storm water runoff amounts that are generated on -site will be
maintained without an engineering storm water diversion and detention system. Surface
flows will slow runoff minimizing erosion associated with ditches and berms.
7. Wastewater Disposal.
The 5225 Estates P.U.D. will follow the recommended and approved design and
construction specifications for individual waste water treatment systems for site
conditions. No public systems exist close by and individual on -lot septic disposal
systems will be used. The existing residence (6450 CR 52.25) located on Lot 1 has an
approved permit SP -0400279. Lot 2 and Lot 3 will have ISDS at the time of building.
8. Wetland Removal.
The 5225 Estates P.U.D. currently has wetlands associated with natural cattails and
slough. The Lots will be developed in a way as to not impact the nature and quality of
the area. Any impacts associated with road access across wetlands will be permitted
through the Corps of Engineers Nationwide 404 Permit process. Current proposed
access for Lot 3 has been permitted under Permit NOW -2016 -01123 -DEN.
9. Erosion and Sedimentation.
The 5225 Estates P.U.D. will require only minimal earthwork to construct the two single
residences and access roadway. During construction, BMP's will be used to control
potential erosion and long term erosion will be controlled by surface flows across
natural pasture grasses and hard surfaces.
10. Excavating, Filling and Grading.
The 5225 Estates P.U.D. will require minimal construction activities to build two
residences and associated barns or corrals. During construction, BMP's will be in place
to control impacts of excavating, filling, and grading. Upon completion of construction,
the disturbed areas will be reseeded with native brome grasses and landscaping.
11. Drilling, Ditching and Dredging.
The 5225 Estates P.U.D. will require only minimal earthwork to construct the new single
residences and create a driveway to Lots 2 and 3. No drilling, ditching or dredging
activities will occur for the residential and agricultural activities.
12. Air Pollution.
The 5225 Estates P.U.D. will institute Best Management Practices to control impacts of
residential construction and farming activities on air quality. The very low density
development will have low to no impact on air quality and pollution.
13. Solid Waste.
The 5225 Estates P.U.D. will utilize legally authorized solid waste haulers to collect and
transport the generated residential solid waste to a permitted land fill.
14. Wildlife Removal.
The 5225 Estates P.U.D. will continue to have dry land farming practices occur on the
property. Due to the historic and proposed farming practices, no wildlife will need to be
removed from the site.
5225 Estates P.U.D.
Specific Development Guide 12/28/16
15. Natural Vegetation Removal.
The 5225 Estates P.U.D. will continue to have dry land farming practices occur on the
property only removing vegetation for construction of access roads and buildings.
16. Radiation/Radioactive Material.
There are no known radioactive materials present on the site. No activities will be
allowed that place radioactive material on the site.
17. Drinking Water Source.
The 5225 Estates P.U.D. is within the Little Thompson Valley Water District (LTWD)
service area. The LTWD has supplied a Commitment to Serve Letter with several
conditions which has been reviewed and approved upon meeting LTWD conditions by
the Weld County Attorney's Office. The 5225 Estates P.U.D. is currently working on
details for the existing waterline upgrade in CR 52.25 with the LTWD as the existing line
is under sized to supply water to the two new residential lots. A formal agreement with
the LTWD and the owner will be complete prior to Final Plat.
18. Traffic Impacts.
No formal traffic study was undertaken as a result of the low density nature of the three
lot sub -division. The latest traffic count on CR 52.25 was less than 50 vpd per Weld
County Department of PW data. The proposed 5225 Estates P.U.D. is estimated to
generate a potential of 20 trip ends with the two new residential homes per the ITE Trip
Generations. The ADT including the new residence traffic counts is considered low
volume for gravel roadways.
COMPONENT TWO — Service Provisions Impacts
1. Schools.
The Weld County School District RE -5J HS submitted a letter of no concerns and more
particularly, no need for a bus shelter. (See attached)
2. Law Enforcement.
The 5225 Estates P.U.D. will be located within the service area of the Weld County
Sheriff's Department. The Sheriff's Department submitted a letter of no concerns
3. Fire Protection.
The 5225 Estates P.U.D. will be located within the service area of the Front Range Fire
Rescue Authority. The Authority currently carries out emergency response service for
the area and has no comments regarding this project. The Fire District has preliminarily
indicated that no new responder provisions will be necessary to provide adequate
emergency response.
4. Ambulance.
The 5225 Estates P.U.D. will be located within the service area of the Front Range Fire
Rescue Authority. The Authority currently carries out emergency response service for
5225 Estates P.U.D.
Specific Development Guide 12/28/16
the area and has no comments regarding this project. The Authority has preliminarily
indicated that no new responder provisions will be necessary to provide adequate
emergency response.
5. Transportation.
The 5225 Estates P.U.D. will generate approximately 30 vehicle trips per day on Weld
County Road 52.25, a local gravel road maintained by Weld County with current ADT of
38 vpd. Because the Lot 1 has an existing residence, only 1/3 of the 30 generated
vehicle trips will create new traffic to Weld County Road 52.25 at the time of completion
of the new residences.
The 5225 Estates P.U.D. has three approved access points from the PW Department
under AP16-00452 which include one residential, one oil & gas, and one agricultural
classifications. It is anticipated that the existing oil & gas access located on the NE
corner of the 5225 Estates P.U.D. will be utilized as a residential access point and be
shared by the two new residences as well as the gas company. No additional access
points onto county roads are requested.
The existing access point for the residence at 6450 residence will remain and serve Lot
1. This will minimize any additional disturbance of pasture grass and maintain the flow
of traffic for the existing residence. All access points meet the safety requirements
needed for a safe access location. Access will be constructed to comply with Weld
County standards for residential access.
6. Traffic Impact Analysis.
Due to the minimal traffic generated of the 5225 Estates P.U.D., no impact study was
required or performed. In addition, the Department of PW has also stated that no
improvements agreement will be required.
7. Storm Drainage.
The 5225 Estates P.U.D. meets the following drainage detention exemption therefore no
detention of stormwater is required. F.1.a.7) Residential developments where all the
following conditions exist:
A) Nine (9) lots or fewer.
B) The average lot size is equal to, or greater than, three (3) acres per lot.
C) Downstream roadway criteria are not exceeded.
D) The total post -development imperviousness for the rural residential
development does not exceed ten percent (10%), assuming that all internal
roads and driveways are paved, or will eventually be paved.
No change in current drainage patterns are required. All storm flows drain into current
wetland which is located in middle of 5225 Estates P.U.D. and drains east to Big
Thompson River. The access roadway across the wetland has received a Nationwide
Corps of Engineers permit for construction of crossing and culvert Corps NOW -2016-
01123 -DEN.
5225 Estates P.U.D.
Specific Development Guide 12/28/16
A development standard will be added to the plat that states "Historical flow patterns
and runoff amounts on site will be maintained."
8. Utility Provisions.
The local power company, PVREA, has been contacted and has submitted a Ready, Willing,
and Able Letter supporting ability to serve new lots. Easements for utilities are included
with P.U.D.
9. Water Provisions.
The 5225 Estates P.U.D. is within the Little Thompson Valley Water District (LTWD)
service area. The LTWD has supplied a Commitment to Serve Letter with several
conditions which has been reviewed and approved upon meeting LTWD conditions by
the Weld County Attorney's Office. The 5225 Estates P.U.D. is currently working on
details for the existing waterline upgrade in CR 52.25 with the LTWD as the existing line
is under sized to supply water to the two new residential lots. A formal agreement with
the LTWD and the owner will be complete prior to Final Plat.
10. Sewage Disposal Provisions.
Sewage disposal will be accomplished by individual sewage disposal systems provided by
each new lot.
Lot 1 - 6450 CR 52.25 has a prior approved septic under permit SP -0400279.
11. Structural Road Improvement Plan.
No improvements to adjacent public roadways are anticipated or required as part of this
change of zone.
COMPONENT THREE — Landscape Elements
1. Landscape Plan.
There will be no landscape plan for the 5225 Estates P.U.D. as each individual lot with be
allowed to develop an individual landscaping sorted for their interests. The majority of
the lots acreage will remain pasture land and more natural in appearance.
COMPONENT FOUR — Site Design
The 5225 Estates P.U.D. site has a natural slough running mostly east and west
separating Lots 1 and 2 from Lot 3 and all lots slope varying at about a 2%-6% slope
towards the slough. The southwestern edge of development is bound by the
Hillsborough Ditch. The pasture area has been historically dryland grass and is
anticipated to continue. No significant changes are anticipated as part of this
development. The project is not located in a floodplain, floodway, geohazard area, or
airport overlay district.
5225 Estates P.U.D.
Specific Development Guide 12/28/16
COMPONENT FIVE — Common Open Space Usage.
The 5225 Estates P.U.D. is very rural in nature and is defined as Nonurban Scale
Development which by definition does not require common open space. One main
reason to create only 3 lots is to leave adequate space for owners around their
residence and not create an urban scale environment where owners are restricted to
possible uses due to small lot sizes. This natural open space requires no maintenance, is
non -developable, and is protected by the Army Corps of Engineers as Waters of the US.
COMPONENT SIX — Signage.
Signage for the 5225 Estates P.U.D. is not anticipated at this time. At some point in the
future signage will be limited to a subdivision identification sign which would be located
at the entrances.
COMPONENT SEVEN — RUA Impact.
The 5225 Estates P.U.D. is not located within a Regional Urbanizing Area as defined by
the Weld County Code.
COMPONENT EIGHT — Intergovernmental Agreement.
The Town of Milliken and Windsor both have an IGA with Weld County within the area
of the 5225 Estates P.U.D. The Towns have been notified of the proposed 5225 Estates
P.U.D. as part of the Pre -application process. It was noted during the pre -application
meeting that the site falls within the Town of Milliken's Coordinated Planning
Agreement Area as it is within three miles of the Town Limits to the east of the site. The
Town of Milliken respond to the proposed development that they have no concerns and
the Town of Windsor responded that they have no comments since the 5225 Estates
P.U.D. is outside of the Growth Management Area.
WELD COUNTY ACCESS PERMIT
Weld County Public Works Dept.
1111 H Street
P.O. Box 758
Greeley, CO 80632
Phone: (970) 304-6496
After Hours: (970) 356-4000
Emergency Services: (970) 304-6500 x 2700
Inspection: (970) 304-6480
Permit Number: AP16-00452
Issuance of this permit binds applicant and its contractors to all requirements, provisions, and ordinances of Weld County, Colorado.
Project Name: PUDK16-0003
Applicant Information:
Name:
Company:
Phone:
Email:
Wayne Howard
Wayne Howard
970-302-0301
whoward9550@gmail.com
Location:
Access is on WCR:
Nearest Intersection WCR:
Distance From Intersection:
Number of Existing Accesses:
52.25
52.25
2035
3
Planning Process: PUD PUDK16-0003
Road Surface Type & Construction Information:
Road Surface: Gravel
Culvert Size & Type:
Start Date: Finish Date:
Materials to Construct Access: Class 6 Road Base
& WCR: 13
15" CMP/RCP min. if req.
Required Attached Documents Submitted:
Traffic Control Plan: No
Expiration date:
Property Owner Information:
Name:
Company:
Phone:
Email:
Proposed Use:
Temporary:
Single Residential:
Industrial:
Small Commercial:
Oil & Gas:
Large Commercial:
Subdivision:
Field (Agricultural
On ly)/Exem pt:
0
0
Certificate of Insurance: No Access Pictures: Yes
A copy of this permit must be on site at all times during construction hours
Daily work hours are Monday through Friday DAYLIGHT to 'A HOUR BEFORE DARK (applies to weekends if approved)
Approved MUTCD traffic control/warning devices are required before work begins and must remain until completion of work
Special Requirements or Comments
095730300049. Utilize existing access point on CR 52 (1 -AG) located approx. 2475 ft. East of CR 13. Utilize existing access points on
CR 52.25 (1-RES, 1-O&G) located approx.. 2035 ft. & 2570 ft. East of CR 13.
Approved by: Weld County Public Works
Date: 10/7/2016
Print Date -Time: 10/7/2016 7:56:08AM Access Permit PW00S
Page 1 of 1
Weld County Treasurer
Statement of Taxes Due
Account Number R4198006
Parcel 095730300049
Legal Description
PT SE4SW4 30-5-67 LOT B AMD REC EXEMPT AMRE-3702 (.35D)
Sites Address
6450 52.25 CR WELD 000000000
Account: R4198006
HOWARD WAYNE
6450 CR 52.25
JOHNSTOWN, CO 80534
Year
2015
Charges
Tax
Billed
$2,150.00
Payments
$2,150.00
Balance
$0.00
Grand Total Due as of 08/03/2016
Tax Billed at 2015 Rates for Tax Area 2371 - 2371
Authority
WELD COUNTY
SCHOOL DIST RESJ
NORTHERN COLORADO WATER
(NC
JOFINSTOWN FIRE
AIMS JUNIOR COLLEGE
THOMPSON RIVER REC
HIGH PLAINS LIBRARY
Taxes Billed 2015
* Credit Levy
Mill Levy
15.8000000*
25.8510000
1.0000000
11.6060000
6.3250000
3.5940000
3.3080000
Amount
$503.37
$823.61
$31.86
$369.76
$201.51
$114.50 Total
$105.39
67.4840000 $2,150.00
Values
AG -DRY FARM LAND
AG -WASTE LAND
FARM/RANCH
RESIDENCE -IMPS
OTHER BLDGS.-
AGRICULTURAL
Actual Assessed
$1,283 $370
$50 $10
$367,924 $29,290
$7,552 $2,190
8376,809 $31,860
ALL TAX LIEN SALE AMOUNTS ARE SUBJECT TO CHANGE DUE TO ENDORSEMENT OF CURRENT TAXES BY THE
LIENHOLDER OR TO ADVERTISING AND DISTRAINT WARRANT FEES.
CHANGES MAY OCCUR AND THE TREASURER'S OFFICE WILL NEED TO BE CONTACTED PRIOR TO REMITTANCE AFTER THE
/7/vr9,7g? 'i/VV
WELD COUNTY TREASURER
Pursuant to the Weld County Subdivision Ordinance, the attached Statement(s) of Taxes
Due, issued by the Weld County Treasurer, are evidence that, as of this date, all property taxes,
special assessments and pri. • . ' • ns currently due and payable connected with the parcel(s)
identified therein have
Diana Aungst, Planner II,CFM,AICP
Weld County Department of Planning Services 1555 North 17th Avenue
Greeley, CO 80631
RE: 5225 Estates P.U.D. - Change of Zone Application
PUDK16-0003 - Request for a PUD Sketch Plan for a Planned Unit Development for three (3)
residential lots with Estate Zone District uses. (5225 Estates PUD)
Legal Description: Lot B of Amended Recorded Exemption AMRE-3702; being a part of the
SE4SW4 of Section 30, T5N, R67W of the 6th P.M., Weld County, Colorado (095730300049)
Dear Diana:
This correspondence is being provided to address the issues identified in your letter of October 7,
2016 relating to your review of the 5225 Estates P.U.D. sketch plan submittal materials. This letter
is intended to address those issues identified as part of the P.U.D. Sketch Plan review and is also
intended to be part of the required information for the P.U.D. Change of Zone review.
As noted, Nineteen (19) land use referrals were sent, to agencies who may be impacted by this
proposed development, thirteen (13) agencies responded, some with specific concerns, and six (6)
agencies did not return a response. Shown below are responses to the specific concerns.
LAND USE REFERRAL COMMENTS:
The Planned Unit Development Sketch Plan proposes an urban scale development on 20.17 acres.
The development includes three (3) residential lots that are PUD zoned lots with Estate uses. Lots
vary in size from 2.95 acres to 9.3 acres. The proposed Planned Unit Development is considered
urban scale and is located in the Cooperative Planning Area (CPA) for the Town of Windsor and the
Town of Milliken.
RESPONSE: The Weld County Planning Department has since reviewed the Sketch Plan
and has defined this development as Non -Urban.
The application indicates the site is to be served by Public Water (Little Thompson Water District)
and by individual septic systems. Prior to submitting the Change of Zone application, a draft water
service agreement shall be submitted, reviewed and approved by the Weld County Attorney. The
water district letter and the Weld County Attorney's Approval should be submitted with the Change of
Zone application.
RESPONSE: The County Attorney's office has been provided with a commitment letter
from the LTWD and has since approved the P.U.D. to move forward. The Change of Zone
application discusses this in more detail.
Mineral Owners stipulation
The applicant shall include with the Change of Zone application a copy of a surface use agreement
with the property's mineral owners stipulating that the oil and gas activities have adequately been
incorporated into the design of the site, or show evidence that an adequate attempt has been made
to mitigate their concerns.
PUDK16-0003
Page 1 of 2
RESPONSE: The owners of the 5225 Estates have full ownership of the mineral rights.
They mineral rights have been leased to Anadarko.
Internal Roadways
Sec. 27-2-190. Urban scale development. Urban scale developments are developments exceeding
nine (9) lots and/or located in close proximity to existing PUDs, subdivisions, municipal boundaries
or urban growth corridors and boundaries. All urban scale developments shall pave the internal
road systems of the development. Urban scale development requires support services such as
central water, sewer systems, road networks, park and recreation facilities and programs, and
storm drainage. This definition does not affect or apply to those coordinated planning agreements
between the County and municipalities which are in effect as of May 14, 2001.
RESPONSE: The 5225 Estates is not considered Urban by definition and will proceed as
Non -Urban Development.
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.
For shared accesses, Public Works strongly recommends that 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 for the recorded
exemption but is recommended to avoid property owner conflicts in the future.
RESPONSE: The 5225 Estates P.U.D. has provided the required information and has
received access permit approval AP16-00452. No additional access permitting is required.
Mail box kiosk, bus shelter, and development sign
The applicant shall meet with the postal district prior to submitting the Change of Zone application
to determine if a common mailbox area (Kiosk) will be required. Evidence of approval for the mail
box location(s) shall be included in the Change of Zone application.
RESPONSE: The local post office has submitted a response stating no central delivery
point is required and individual points are acceptable. (See Attached)
The applicant shall meet with the school district prior to submitting the Change of Zone application
to determine if a bus shelter will be required. Evidence of approval for the bus shelter location(s)
shall be included in the Change of Zone application.
RESPONSE: The Weld County RE -5J School District has submitted a response stating no
bus shelter is required. (See Attached)
Also attached is a Ready, Willing, and Able letter from the PVREA for proving the power to the
5225 Estates P.U.D. (See Attached)
PUDK16-0003
Page 2 of 2
PO,5 tJAi..5,1:7'11/ IE
October 15, 2016
Weld County Planning
Greeley CO
Re: 6450 CR 52 1/4
In response to the request from your office, the Johnstown PQ will not require a
centralized delivery point and individual delivery points will be acceptable.
of
Clausen
ostmaster
Johnstown CO 80534
Johnstown PostAr1ke
12.1 Casale Pines ()Ivc4.
Johr} tcwnm CO 80534-99.18
97c1 -5a7-4246
Weld County School District RE -5J
110 S. Centennial Dr, Suite A
RE -
Milliken, Colorado 80543
October 19, 2016
Re: 6450 CR 52.25
To whom it may concern:
The above named property will have no need of a bus shelter as the children would
gather at the end of a drive at 52.25. Typically bus stops in unincorporated Weld
County do not require shelters.
With questions, feel free to contact me.
Regards.
DON WILSON
Transportation Director
Weld County School District RE5J
110 S. Centennial Suite A
Milliken, CO 80543
970-587-4202
don.wilson(c,weldre5j.k12_co.us
Poudre F
\Valley\ _
November 30, 2016
Mr. Wayne Howard
6450 CR 52.25
Johnstown, CO 80534
RE: PROPERTY LOCATED IN SECTION 30, TOWNSHIP 05 NORTH, RANGE 67 WEST OF THE 6TH PM,
COUNTY OF WELD, STATE OF COLORADO - 5225 ESTATES, CR 52.25, JOHNSTOWN, CO 80534
Poudre Valley Rural Electric Association, Inc. (Association) is ready, willing, and able to serve all
electrical loads within our certificated service territory subject to the Rules and Regulations of the
Association.
The person(s) signing any contract(s) and or easement(s) grants to the Association the right to ingress
and egress for meter readers, tree trimmers, engineers, line personnel, or any agents of the
Association for the purpose of reading meters, engineering services, line repair, maintenance, tree
trimming, and/or right-of-way clearing as deemed necessary by the Association.
If you have any further questions, please call our office.
Sincerely,
Matt Organ
Distribution Design Supervisor
Poudre Valley Rural Electric Association • 7649 REA Parkway • Fort Collins • Colorado • 80528 • 970-226-1234
P.O. Box 272550, Fort Collins, CO 80527-2550 • www.pvrea.com • pvrea@pvrea.com
Your Touchstone Energy Cooperative ?O.'
5225 ESTATES PUD
SKETCH PLAN
DRAINAGE STUDY
Drainage Study:
The creation of the 5225 PUD will not alter historical drainage patterns nor will it
pose a drainage problem onto surrounding properties. There is a natural drainage
area running east -west through the property and all proposed lots will drainage
naturally into that common area as it currently does. No modifications are
required.
Per drainage code requirements the PUD qualifies for an exception to needing a
stormwater detention pond as indicated below.
Section 23-12-30. Drainage Policy.
F. Exceptions.
1. Exceptions to stormwater detention shall not jeopardize the public
health, safety, and welfare of public and private property and shall be limited to
the following:
a. No stormwater detention will be required for sites that meet
any of the following conditions. Requirements of the Municipal
Separate Storm Sewer System (MS4) areas remain applicable.
7) Residential developments where all the following
conditions exist:
a) Nine (9) lots or fewer.
b) The average lot size is equal to, or greater than,
three (3) acres per lot.
c) Downstream roadway criteria are not exceeded.
d) The total post -development imperviousness for
the rural residential development does not exceed
ten percent (10%), assuming that all internal roads
and driveways are paved, or will eventually be
paved.
Diana Aungst, AICP, CFM
Planner!!
Department of Planning Services
1555 N. 17th Avenue
Greeley, Colorado 80631
RE: 5225 Estates Change of Zone — County Code Intent and Variance Request
Dear Ms. Aungst,
Summarized below are the details of how the 5225 Estates PUD meets the intent of Chapter 23, Division
5 - E (Estate) Zone District as well as Chapter 24 — Subdivision and Chapter 27 — Planned Unit
Development. There are several sections of Chapters 24 and 27 that the owners of the PUD are
requesting a variance for and are described in detail below in the Variance Section. It is important to
recognize that the proposed 5225 Estates is considered a Nonurban Scale Development and described in
Sec. 27-2-140 shown below.
INTENT OF FOLLOWING CODE CHAPTERS
MEETING INTENT
The 5225 Estates PUD is being proposed to create three lots from Lot B of AMRE 0957-30-3-00-049 and is
proposed as a single family residential development defined as a Nonurban Scale Development.
Although the land could support additional lots, the intent of the 5225 Estates is to create only 3 lots
with sufficient acreage and space for owners to enjoy the views and rural character of the area. Larger
lots provide additional possibilities for owners to grow crops, graze livestock, and provide recreation
opportunities. The proposed PUD is consistent and compatible with all nearby residential properties that
also have larger acreages of dryland pasture currently used for horse grazing and corrals.
Associated land uses being proposed are single family residences maintaining focus on rural dryland
pasture suitable for supporting cattle, horses, and general livestock. The site currently has a single
family dwelling (6450 CR 52.25) and agricultural sheds.
The above described PUD is consistent with the intent of the County Code, more specifically, Chapter
24 and Chapter 27. Requested variances from sections of the Weld County Code are described below:
VARIANCE REQUEST
• Section 24-7-20 - Streets
A.1 Street Plan states: 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.
Response — The PUD is requesting a waiver from the underlined portion requirement due to: no
proposed internal public street; minimal number of proposed lots (3); defined as a nonurban
scale development; and physical site constraints. It should be noted that no new access points
will be required. (See attached map for details)
Additional details: The proposed site has three access points permitted under AP16-00452, one
onto CR 52 waiting a ditch crossing agreement and two onto CR 52.25, in which, one is currently
used by the existing residence located on the far west side of the property and the other is
currently used by oil and gas located on the far east side. The existing access and driveway to
the residence is functional and encompasses an easement granted to the PVREA for power line
access and maintenance.
The proposed development has a natural wetland separating Lot 3 from Lots 1 and 2 and has
received an Army Corps permit to cross the wetland on the east side of the development which is
the shortest distance to cross and minimized wetland impacts. The access to Lot 3 will need to
be constructed on the east side for this reason. The proposed development has only two (2)
additional lots that will share the existing access on the east side of development; therefore,
there are no net increased access points. We request Lot 1 remain disconnected from this new
access road and utilize the existing access point for the following reasons: 1. Constructing a
connecting access road would make it more inaccessible for the existing residence with the
garages facing west; requires impacts to the existing pasture grass and would create dissected
acreage on Lots 1 and 2, and would create a long east/west access which is more prone to snow
drifts then north/south roadways. For these reasons we respectfully request a variance.
Section 24-7-20 - Streets
A.6 Driveways states: Driveways shall not 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.
Response — The PUD is requesting a waiver from the underlined portion of this requirement as
the existing accesses, which will also be used for proposed Lots 2 and 3, are accessing onto CR
52.25 which is classified as a local roadway with a low ADT of 39 with 8% trucks. CR 52.25 is not
a highly traveled roadway and only serves the residents along the road. The proposed new Lots 2
and 3 will access from a shared access road, not defined as an internal subdivision road, but the
owners are requesting that Lot 1 access remain as is for reasons described previously in Sec. 24-
7-20, A.1.
■ Section 27-2-20 - Access Standards states:
Response — The PUD is requesting a waiver from this requirements as it does meet the nine
lots or less requirement and is located in a nonurban area.
WELD COUNTY 5225 Estates PUD
ONLINE MAPPING
Existing Access
Proposed to Remain
Lot2
New Residence
Non Build -able
High Ground Water,.:
;:Mew Residence
Hillsborough Ditch
Looking south into new shared
access from CR 52.25
Proposed 14' Access
Shared by Lots 2 & 3
and Gas Facility
Wetland Crossing'
Permit NWO-2016-01123-DEN
Ditch Access Rd
572.0
0
285.98
572.0 Feet
1: 3,432
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THIS MAP IS NOT TO BE USED FOR NAVIGATION
Legend
L -J
Parcels
Highway
River - Stream - Creek
County Boundary
Drainage
Notes
CR 52.25 ADT = 38 vpd Classification -
Local Rd
CR 52 - Classified Local Rd
Hello