HomeMy WebLinkAbout20172104MEMORANDUM
TO: Chris Gathman, Planning Services DATE: April 10, 2017
FROM: Evan Pinkham, Public Works
SUBJECT: PUDZ17-0002 Panorama Estates LLC
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 26 RESIDENTIAL LOTS WITH ESTATE ZONE USES
ALONG WITH 3.79 ACRES OF OPEN SPACE AND THREE (3) OUTLOTS.
This project is west of and adjacent to CR 17 and is north of CR 22. Parcel number 131108400008.
Access is from CR 17.
Access:
An access permit has been approved for the access to the site (AP16-00402).
APXX-XXXXX Special Requirements or Comments:
"Parcel 131108400008. Utilize NEW access point on CR 17 (1 -Subdivision) located approx. 2300 ft. North
of CR 22. Utilize existing access point on Elm St. (1-O&G) located approx. 2655 ft. East of CR 15. The
previously permitted point (AP12-00312) on CR 17 located approx. 1935 ft. North of CR 22 SHALL NOT
be used as an access to this subdivision only to the O&G equipment on Lot 17. The previously permitted
point (AP12-00312) on CR 17 located approx. 2450 ft. North of CR 22 SHALL be abandoned and reclaimed
(if necessary). The O&G access point on Elm St. SHALL be for EMERGENCY USE and gated at all times."
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.
Entrance gates (if applicable) must be set back a minimum of 100 feet from edge of shoulder to allow a
truck with trailer or RV to pull completely off of the roadway and open the gate. In no case shall any
vehicle(s) stopped to open a gate be allowed to create a safety issue for roadway users.
When feasible, there shall be no net increase in the number of accesses to a public road. Contact Public
Works to discuss your access.
Roads:
County Road 17 is a gravel road and is designated on the Weld County Road Classification Plan as a local
road, which requires 60 feet of right-of-way at full buildout. The applicant shall delineate on the site plan
the future and existing right-of-way. All setbacks shall be measured from the edge of future right-of-way.
This road is maintained by Weld County.
Elm Street is a gravel road and is designated on the Weld County Road Classification Plan as a local road,
which requires 60 feet of right-of-way at full buildout. The applicant shall delineate on the site plan the
future and existing right-of-way. All setbacks shall be measured from the edge of future right-of-way. This
road is maintained by Weld County.
Traffic:
Latest ADT on CR 17 was taken on 9/4/2014 which counted 118 vpd with 33% trucks.
The traffic information submitted with the application materials indicated that there will be approximately
124 daily roundtrips or 248 daily single trips.
Roadways Improvements are triggered due to traffic volumes associated with the subdivision. Traffic
triggers require upfront paving of County Road 17. Pavement will need to be installed from the access
location of the PUD, north to County Road 24.
Additional roadway Improvements may be triggered due to traffic associated with the subdivision. These
triggers will be included within the improvements and road maintenance agreement:
A. 10 vph during peak hour turning left into the subdivision -left deceleration lane
B. 25 vph during peak hour turning right into the subdivision -right deceleration lane
C. 50 vph during peak hour turning right out of the subdivision -right acceleration lane.
TRACKING CONTROL:
Tracking control is required to prevent tracking from the site onto public roadways. Minimal standards are
listed below. Temporary Tracking Control shall be used during construction unless permanent tracking
control is installed ahead of construction activities.
More than 10 round truck trips/day (tandem or semi -trucks) or more than 50 round passenger vehicles trips:
• Access onto gravel roads requires a tracking control device and a minimum of 300ft of recycled
asphalt or road base.
• Access onto paved roads requires either a tracking control devise and 100ft of asphalt OR 300ft of
asphalt.
*Recycled concrete is not allowed in County ROW
**Tracking control devices can be double cattle guards or other specialized device
*** Tracking control for unmaintained public ROW is required just prior to entering publically maintained
roadways.
A development standard will be included on the recorded site plan. "The access shall be maintained to
mitigate any impacts to the public road including damages and/or offsite tracking."
A variance request for alternatives to the above tracking control can be submitted to the Traffic Division of
Public Works for review and consideration.
Improvements and Road Maintenance Agreement:
An Improvements Agreement between the Applicant and the County will be required for this project. Items
may include the approved haul route(s), outline when offsite improvements will be triggered, and include a
maintenance agreement for the haul routes.
Improvements/Road Maintenance Agreement: An example agreement is available at:
https://www.weldclov com/UserFiles/Servers/Server 6/File/Departments/Public%20Works/DevelopmentR
eviewlsprusr.pdf
An Improvements Agreement is required for sites with required offsite improvements. Collateral is
required to ensure the improvements are made.
Road Maintenance is typically included as a section of the Improvements Agreement when the
County feels that the site activities may impact the County roadways. 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 asphalt, 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 17 is a gravel road and is designated on the Weld County Road Classification Plan
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. Elm Street is a gravel road and is designated on the Weld County Road Classification Plan 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)
3. Show and label the approved access(es) (AP16-00402), and the appropriate turning radii on the
site plan. (Department of Public Works)
4. Show and label the approved tracking control on the site plan.
5. Show and label the entrance gate set back a minimum of 100ft from edge of shoulder. (Department
of Public Works)
C. Prior to Construction:
1. The approved access and tracking control shall be constructed prior to on -site construction.
(Department of Public Works)
D. Prior to Operation:
1. Off -site roadway improvements are required for this PUD. Pavement construction of County Road
17 from the access location of the PUD, north to County Road 24 will require accepted construction
drawings. Construction of the off -site roadway improvements are required prior to the sale of any
lot within the subdivision.
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)
4. PW shall review and approval all construction drawings
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: April 13, 2017
Re: PUDZ17-0002 PANORAMA ESTATES, LLC
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 26 residential lots with Estate Zone District Uses along with
3.79 acres of open space and 3 outlots.
The application has satisfied Chapter 27 of the Weld County Code in regard to water service.
The Assistant Weld County Attorney has approved the water source of Central Weld County
Water District. A "can serve" letter from the District, dated August 4, 2016, was included in the
application.
The application has satisfied Chapter 27 of the Weld County Code in regard to sewer service.
Individual on -site wastewater treatment systems will provide sewer for the lots and a soils
report dated November 21, 2016 from Soilogic was included with this application. The report
indicated "Based on results of our completed site and soil evaluation, we expect conventional
On -Site Wastewater Treatment Systems (OWTS) will be possible for the majority of the site.
Typical gravity -fed chamber systems in a bed or trench configuration could be considered.
Engineered septic system designs will be required for the northeastern portion of the site due
to the relatively shallow depth to groundwater encountered in that area. Mounded systems
could be considered in this area in order to maintain adequate separation from groundwater."
The minimum lot size of 1.5 acres coupled with an overall density of one septic system per
2.15 acres does meet current Department policy.
The Environmental Impact Plan (section 27-6-30) adequately addresses all environmental
impacts.
If approval is granted, the Division recommends the following should appear as notes on the
Change of Zone plat:
1. Water service may be obtained from Central Weld County Water District.
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
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.
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. If land development creates more than a 25 -acre contiguous disturbance, or exceeds 6
months in duration, the responsible party shall prepare a fugitive dust control plan, submit
an air pollution emissions notice application, and apply for a permit from the Colorado
Department of Public Health and Environment.
6. 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: 9/0 304 6410
Fax: 9/0-'301-64 I'2
Public Health &
Clinical Services
Icic: 9/0 304 6420
Fax: 910-304-64 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: 970-304-6462
Public Health
Submit by Email
Weld County Referral
March 24, 2017
The Weld County Department of Planning Services has received the following item for review:
Applicant: PANORAMA ESTATES, LLC Case Number: PUDZ17-0002
Please Reply By: April 21, 2017 Planner: Chris Gathman
Project: CHANGE OF ZONE REQUEST FROM THE A(AGRICULTURAL) ZONE DISTRICT PUD
(PLANNED UNIT DEVELOPMENT) FOR 26 RESIDENTIAL LOTS WITH ESTATE ZONE USES ALONG
WITH 3.79 ACRES OF OPEN SPACE AND THREE (3) OUTLOTS.
Location: West of and adjacent to CR 17 and approximately 1,250 feet north of CR 22.
Parcel Number: 131108400008-R6782087 Legal: PART N2SE4 SECTION 8, T2N, R67W LOT B REC
EXEMPT RECX12-0025 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.
I
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 {�1� \`,�
Date
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
MOUNTAIN VIEW FIRE RESCUE
3561 North Stagecoach Road, Unit 200• Longmont, CO 80504
(303) 772-0710 • FAX (303) 651-7702
April 18, 2017
Mr. Chris Gathman
Weld County Planning Department
1555 North 17`h' Avenue
Greeley, CO 80631
Dear Mr. Gathman:
1 have reviewed the submitted material pertaining to the change in zoning for the Panorama Estates,
located west and adjacent to Weld County Road 17 north of Weld County Road 22 (Case Number
PUDZ17-0002). The Fire District does not object to the request for Change in Zoning provided the
development meets the requirements of the Fire District. All applicable codes as they pertain to water
supply, fire hydrant locations and fire department access/street design must be met.
Fire hydrant locations will need to be approved before the final plat is approved. Construction plans for
the utilities showing the location of fire hydrants, the size of water mains and available fire flows must
be submitted to the Fire District for review and approval prior to beginning construction of the
subdivision. The submittal must include a water supply analysis indicating the available fire flow at the
most demanding point in the water system.
We appreciate being involved in the planning process. Should you have any questions, please contact
me at 303-772-0710 x1121.
Sincerely,
LuAnn Penfold
Fire Marshal
cc: project file
1p04.08.17
www.mvfpd.org
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