HomeMy WebLinkAbout20170781.tiffMEMORANDUM
TO: Diana Aungst, Planning Services
DATE: January 30, 2017
FROM: Hayley Balzano, E.I., Development Engineer
SUBJECT: PUDZ16-0005 Howard
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: 3 Lot PUD Change of Zone Request
This project is south of and adjacent to County Road 52.25 and is east of County Road 13.
Parcel number: 095730300049
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:
A drainage narrative is required and full drainage report and detention pond waived if the site qualifies for
an exception to detention requirements listed below.
The drainage narrative must include at the minimum:
1. Description which exception is being applied for and supporting rationale
2. Where the water originates if it flows onto the property from an offsite source
3. Where it flows to as it leaves the property
4. The direction of flow across the property
5. If there have been previous drainage problems with the property
Exceptions.
1. Exceptions to stormwater detention shall not jeopardize the public health, safety, and
welfare of public and private property. Exceptions shall be supported with a drainage
narrative.
a. No stormwater detention will be required for sites that meet any of the following
conditions. Requirements of the Municipal Separate Storm Sewer System (M54)
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 riot 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.
At Sketch Plan, the applicant submitted a Drainage Narrative stating that the PUD will meet exception 1.A.7
for Residential Developments.
Roads:
The applicant is requesting a waiver from the Board of County Commissioners (BoCC) from Section 27-2-
20, Section 24-7-20, and Section 24-7-20 of the Weld County Code. This is due to a wetland passing
through the center of the PUD.
If the BoCC waives the above requirements, it will eliminate any internal subdivision road system review. If
the BoCC does not waive the requirements, Engineering recommends the addition of the following
Condition of Approval:
Prior to recording the Change of Zone plat, submittal of a vehicular circulation system design will
be required, including: cross sections, pavement study information, type of surface, parking/loading
areas (if applicable), access to public rights of way, curb gutter, and sidewalk (if applicable), layout
of roadway, vehicular speeds, traffic signage, plan and profile (horizontal and vertical curvature).
Also, indicate the proposed owner responsible for the roads.
If the BoCC does not waive the requested requirements, the Final Plan portion of the PUD process may
have additional requirements pertaining to the roads.
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. The Utility Map shall be
recorded with the Final Plan plat.
Improvements Agreement:
At Final Plan, the site may require an 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 plan shall be amended to delineate the following:
1. The applicant shall show the drainage flow arrows. (Department of Planning Services -Engineer)
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: Diana Aungst, Planning Services
FROM: Janet Lundquist, Public Works
SUBJECT: PUDZ16-0005 Howard
DATE: January 10, 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 to the PUD (Planned
Unit Development) Zone District for three (3) residential lots with Estate Zone District Uses
This project is south of and adjacent to CR 52.25 and is east of CR 13. Parcel number 095730300049.
Access is from CR 52.25.
Access:
An access permit has been approved for the access to the site (AP15-00157).
AP15-00157 Special Requirements or Comments:
"Parcel 095730300049. Utilize NEW access point on CR 52 (1 -AG) located approx. 2475 ft. East of CR
13. Utilize existing access points on CR 52.25 (1 -Residential, 1-0&G) located approx. 2035 ft. & 2570 ft.
East of CR 13."
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 riot 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 52.25 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:
No traffic counts are available in the area.
The traffic information submitted with the application materials indicated that there will be approximately 30
daily roundtrips.
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.
20 to 50 passenger vehicle round trips/day or less than 4 truck round trips/day:
• Access onto gravel roads includes 50 ft of road base or recycled asphalt.
• Access onto paved roads includes 100 ft of road base or recycled asphalt.
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:
No improvements agreement will be required as the anticipated traffic is less than 21 round truck trips/day
or 50 round passenger vehicle trips/day or if defined as a Site Plan Review (SPR). A development standard
will be applied to the recorded map indicating any impacts to the road must be mitigated by the owner. The
access on the site shall be maintained to mitigate any impacts to the public road including damages and/or
offsite tracking.
CONDITIONS OF APPROVAL:
A. The plan shall be amended to delineate the following:
1. County Road 52.25 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. Show and label the approved access(es) (APXX-X)OXXX), and the appropriate turning radii on the
site plan. (Department of Public Works)
3. Show and label a 30ft minimum access and utility easement to provide legal access to the parcel
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)
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)
Submit by Email
Weld County Referral
December 30, 2016
The Weld County Department of Planning Services has received the following item for review:
Applicant: Wayne Howard & Sharon Frazer Case Number: PUDZ16-0005
Please Reply By: January 27, 2017 Planner: Diana Aungst
Project: 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
Location: South of and adjacent to CR 52.25 and approximately 0.3 miles east of CR 13
Parcel Number: 095730300049-R4198006 Legal: PART SE4SW4 SECTION 30, T5N, R67W LOT B
AMD REC EXEMPT AMRE-3702 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
Sarah Brucker, P.E.
Division of Water Resources
Date 01/25/2017
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
COLORADO
Division of Water Resources
Department of Natural Resources
1313 Sherman Street, Room 821
Denver, CO 80203
January 25, 2017
Diana Aungst
Weld County Department of Planning Services
Transmission via email: daungst@weldgov.com
Re: 5225 Estates
Case No. PUDZ16-0005
Pt. SE 1/4 SW 1/4 Section 30, T5N, R67W, 6th P.M.
Water Division 1, Water District 4
Dear Ms. Aungst:
We have reviewed the above referenced application for a change of zone from AG to Estate
to allow for the subdivision of 18.17 acres into three (3) residential lots. Lot 1 will be approximately
5.4 acres and will contain an existing residence and pole barn. Lot 2 will be approximately 2.95
acres, and Lot 3 will be approximately 9.3 acres. Our office reiterates the concerns raised in our
letter of September 16, 2016 regarding case no. PUDK16-0003.
Water is provided to the existing residence, and is proposed to be provided to the two new
residences, by the Little Thompson Water District ("LTWD"). The applicant has provided a letter,
dated September 30, 2016, from the LTWD provisionally committing to serving two additional single-
family residences. One of the provisions of water service is that the developer provide water rights
to meet the projected needs of the proposed development. The LTWD requires 0.7 acre-feet of firm
yield water for each standard residential tap, which is the equivalent of 1.4 shares of Colorado -Big
Thompson project ("C -BT") water per tap. It is anticipated that the developer will purchase CB -T
units to meet this requirement, but the applicant has not provided evidence that they have done so
yet.
This office most recently received information from the LTWD regarding their water supply in
a letter dated January 10, 2013. Based on that letter, the LTWD had a total firm yield of 4,923 acre-
feet at that time, with a total projected demand of 5,423 acre-feet during the period of 2016-2020.
Since the most recent information received by this office shows that anticipated demand exceeds
supply, our office cannot comment favorably on the LTWD as a water supply for any new developments.
As outlined in the statutes, Section 30-28-136(1)(h)(II), C.R.S., a municipality or quasi -
municipality is required to file a report with the county and the State Engineer documenting the
amount of water which can be supplied to the proposed development without causing injury to
existing water rights. To expedite the evaluation of the water supply for the subdivision, a water
supply report or statement should include a summary of water rights owned or controlled by the
district, the anticipated yields of these rights both in an average year and dry year, the present
demand on the system, the anticipated demand due to commitments for service entered into by the
1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 www.water.state.co.us
5225 Estates January 25, 2017
Case No. PUDZ16-0005 Page 2 of 2
district, and the amount of uncommitted firm supply the district has available for the future.
Attachment A on page 3 of the memorandum entitled State Engineer's Actions of Proposed Water
Supplies for Land Use Actions, contains the necessary information.
Should you or the applicant have any questions regarding this matter, please contact Sarah
Brucker of this office.
Sincerely,
Tracy L (oslpff, P.E.
Waterrce Engineer
Cc: Subdivision file no. 23952
1313 Sherman Street, Room 821, Denver, CO 80203 P 303.866.3581 www.water.state.co.us
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