HomeMy WebLinkAbout20161975.tiffPLANNED UNIT DEVELOPMENT (PUD) CHANGE OF ZONE APPLICATION
FOR PLANNING DEPARTMENT USE DATE RECEIVED:
RECEIPT # /AMOUNT #
1$ CASE # ASSIGNED:
APPLICATION RECEIVED BY PLANNER ASSIGNED:
0 7_ 0 4. 4 _ 0 2_ 0 0 5
Parcel Number 0 8
(12 digit number - found on Tax I.D. information, obtainable at the Weld County Assessor's Office. or www.co.weld.co.us)
(Include all lots being included in the application area. If additional space is required, attach an additional sheet.)
Legal Description Lot 5, Gander Valley P.U.D.
, Section 4 , Township 6 North, Range 67 West
Property Address (If Applicable) Vacant Parcel
Existing Zone District: PUD-A Proposed Zone District: PUD-ETotal Acreage: 40.48
Average Lot Size: 3.18 Ac NelMinimum Lot Size: 2.59 Ac
Proposed #/Lots 10
Proposed Subdivision Name:
Gander Valley Farrr
Proposed Area (Acres) Open Space: 6.10
Are you applying for Conceptual or Specific Guide? Conceptual
Specific
FEE OWNER(S) OF THE PROPERTY (If additional space is required, attach an additional sheet.)
Name: Gander Valley Farms, LTD
Work Phone # (720) 341-0505 Home Phone # n/a Email Address jim@haiarchs.com
Address: 8897 Gander Valley Lane
City/State/Zip Code Windsor, CO 80550-2621
APPLICANT OR AUTHORIZED AGENT (See Below: Authorization must accompany applications signed by Authorized Agent)
Name: Jeffrey W. Couch
Work Phone # (970) 231-9937 Home Phone # (970) 207-1970 Email Address
Address: 3468 Shallow Pond Drive
jeffcouch7@comcast.net
City/State/Zip Code
Fort Collins, CO 80528-7002
UTILITIES: Water: North Weld County Water District (NWCWD)
Sewer Individual Sewer Disposal Systems (I.S.D.S.)
Gas: Xcel Energy
Electric: Poudre Valley REA
Phone: Century Link
DISTRICTS: School: Windsor School District RE -4J
Fire: Windsor Severance Fire Rescue
Post: Windsor, CO 80550
I (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)knowledge. 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 included 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 Board of County Commissioners concerning the proposed Change of Zone
above descr bed ,unincorporated area of Weld County, Colorado:
Fr' ✓1 e71 .ice 2/i 2< 6
�J °/ 1 Lf /////
Sign
re: Owner or Authorized Agent Date
X12 -/E
Signaturner or Authorized Agent Date
$
March 29, 2016
Jeffrey W. Couch
3468 Shallow Pond Drive
Fort Collins, CO 80528
(970) 231-9937
Ms. Diana Aungst, Planner II, CFM, AICP
Weld County Department of Planning Services
1555 North 17th Avenue
Greeley, CO 80631
RE: Gander Valley Farm P.U.D. - Change of Zone Application
PUDK15-0003 (Lot 5 Gander Valley P.U.D. SE4, Sec. 4, T6N, R67W of 6th P.M.)
Dear Ms. Aungst:
This correspondence is being provided to address the issues identified in your letter of January 21, 2016
relating to your review of the Gander Valley Farm 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 upcoming P.U.D. Change of Zone review.
I would like to address the comments from those agencies that responded to your PUD Sketch Plan
Referral Process as follows:
1. School District RE -4 (12-10-15)
Weld RE -4 School District has determined that land dedication is not a feasible alternative for this
project. They requested that a cash -in -lieu of payment of $2,240.00 per each lot be paid to the District
as a part of this project. I have had several conversations with Stephanie Watson, Assistant
Superintendent of Business relating to when this amount will be due. Apparently Weld County is not
able to collect this fee as part of the building permit process. As such, it will need to be collected at
some point during the final platting process. Stephanie is working to determine when that payment
should be forwarded to the District.
2. Colorado Geological Survey (1-6-16)
The Colorado Geological Survey "has no objection to approval of the proposed sketch plan".
3. Weld County Sheriffs Office (12-21-15)
The Weld County Sheriff's Office indicated that they "find no conflicts with our interests".
Gander Valley Farm P.U.D.
March 29, 2016
Page 2 of 4
4. West Greeley Conservation District (1-11-16)
The West Greeley Conservation District indicated that they "find no conflicts with our interests".
5. Weld County Zoning Compliance (12-14-15)
A submittal referral for the Weld County Zoning Compliance Office was not included with the agency
comments summarized in your letter of January 21, 2016.
6. Colorado Division of Water Resources (1-5-16)
The Colorado Division of Water Resources commented "that the proposed water supply is expected to
be adequate" and requested a service commitment and information on the decreed water sources for
irrigation purposes. We were not required to provide this information as part of the PUD Sketch Plan
review; however, we have included a Potable Water Service Agreement from North Weld County Water
District (NWCWD) approved by the Weld County Attorney's Office for your review. We have also
included the owner's irrigation certificates that summarize his ownership interests in the water rights,
required water storage and delivery rights for this property.
7. Colorado Department of Transportation (12-10-15)
The Colorado Department of Transportation "has no comment" relating to this project.
8. Weld County Department of Planning Services — Engineer (1-7-16)
We are in compliance with the items summarized by Jen Petrik, P.E. in her review of 1-7-16. All interior
roads will be paved, all easements have been labeled and requested right-of-way dedications are shown
in the Change of Zone documentation and will be included with the Final plat. This project has already
secured an approved access permit. We have provided a "Trip Generation and Assignment Report" to
identify project traffic impacts instead of a full traffic report as required by Ms. Petrik. This change was
approved by Mr. Wayne Howard, P.E. as part of his review and an e-mail summarizing the requirements
for a Traffic Narrative is included with the PUD Change of Zone submittal material.
9. Weld County Department of Public Health and Environment (1-5-16)
We have included the documentation confirming that a potable water service agreement has been
prepared by the North Weld County Water District and this information has been approved by the Weld
County Attorney's Office. Additional information has been provided to address the Environmental
Impacts as required by Weld County Code Section 27-6-40.
Gander Valley Farm P.U.D.
March 29, 2016
Page 3 of 4
Information regarding those agencies who did not respond to the PUD Sketch Plan referrals is provided
as follows:
1. Larimer County
This project is located approximately three miles from Larimer County. A referral from Larimer
County is attached..
2. Town of Windsor
Windsor responded to Weld County regarding this project as required by the newly approved
Intergovernmental Agreement between Windsor, Severance and Weld County. Windsor
indicated that they had no interest in annexing this property, they had no infrastructure in the
immediate area of this property, and they had no interest in commenting on issues relating to
this proposed project. A copy of their written response is included with the PUD Change of Zone
submittal information.
3. Town of Severance
This project is located outside of the Severance urban growth area. A copy of their written
response is attached.
4. Colorado Parks and Wildlife
Colorado Parks and Wildlife recently returned its comments to Weld County.
S. North Weld County Water District
The North Weld County Water District has provided a Potable Water Service Agreement which
has been approved by the Weld County Attorney's Office. This information has been included
with the PUD Change of Zone submittal information.
6. Weld County Ambulance Service
Weld County Ambulance Service has been absorbed by Windsor Severance Fire Rescue. Any
comments relating to ambulance service will be developed by the Windsor Severance Fire
Recue.
7. Windsor Severance Fire Rescue
I met with Ms. Sandra Friedrichsen, Fire Marshal, for the Windsor Severance Fire Rescue. She
has forwarded her pressure and flow requirements directly to NWCWD so that the fire needs
could be included in the technical review completed as part of NWCWD's process to provide a
Potable Water Service Agreement. These comments will be forwarded to Weld County directly
from the Fire District.
Additional agency responses are attached to this letter.
Gander Valley Farm P.U.D.
March 29, 2016
Page 4 of 4
Additional major elements which are included with the P.U.D. Change of Zone submittal application for
the Gander Valley Farm P.U.D. includes:
1. Modification of the open space tract to meet the 15 per cent requirements.
2. Inclusion of a Potable Water Service Agreement from NWCWD with Weld County Attorney
Office approval.
3. Additional Environmental Impact information as required by Weld County Code 27-6-40
4. Approved Access Permit and Trip Generation and Assignment Report.
5. Right-of-way dedication and easement identification as provided on the Change of Zone Plat.
We trust that this information will satisfy your Sketch Plan comments and concerns as summarized in
your review letter dated January 21, 2016. We look forward to working with you on the next phase of
approval relating to the Gander Valley Farm P.U.D.
Sincerely,
Jeffrey W. Couch
Attachments
Cc: Mr. Jim Hillhouse
Mr. Scott Preisendorf
Additional Agency Responses
Gander Valley Farm PoU.D.
Change of Zone Application
April 2016
1. Larimer County - Weld County Referral (Matt Lafferty) (3-30-16).
2. Town of Windsor - E-mail Response (Paul Hornbeck) (12-1-15).
3. Town of Severance - Letter ( Nicholas Wharton) (11-16-15).
4. Colorado Department of Game and Wildlife - Weld County Referral
(Brandon Muller) (1-12-16).
5. Windsor Severance Fire Rescue - E-mail Response (Sandra Friedrichsen)
(3-30-16).
6. Windsor Severance Fire Rescue - E-mail Response (Sandra Friedrichsen
(3-30-16).
7. Windsor Post Office - E-mail Response (Suzan Strood, Postmaster)
(3-31-16).
B. Poudre Valley Rural Electric Association, Inc. - Letter (Chris Spirek)
(04-1-16).
Submit by Email
Weld County Referral
December 09, 2015
The Weld County Department of Planning Services has received the following item for review:
Applicant: Gander Valley Farms, LTD Case Number: PUDK15-0003
Please Reply By: January 6, 2016 Planner: Diana Aungst
Project: Sketch Plan Application for a Planned Unit Development (PUD) for ten (10) residential lots. This
is a replat of Lot 5 of Gander Valley PUD.
Location: North of and adjacent to CR 72 and west of and adjacent to CR 19
Parcel Number: 080704402005-R7442298 Legal: LOT 5 GANDER VALLEY PUD; PART OF SECTION
4, T6N, R67W 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 Matt Lafferty 3/30/2016
Date
Agency
Larimer County Planning Department
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 ext.3540 (970) 304-6498 fax
Diana Aungst
From:
Sent:
To:
Cc:
Subject:
Diana,
Paul Hornbeck <phornbeck@windsorgov.com>
Tuesday, December 01, 2015 4:02 PM
Diana Aungst
PLANNING
Gander Valley Farm
The Gander Valley Farm proposal is located within the Town of Windsor Growth Management Area but it is not eligible
for annexation at this time. Therefore, the Town of Windsor has no comment on the proposal at this time.
Thank you,
Paul Hornbeck
Associate Planner
Town of Windsor I Planning
Dir: 970-674-2410 I www.windsorgov.com
Follow Us www.windsorgov.com/socialmedia
i
Nicholas J. Wharton
3 S. Timber Ridge Parkway
Severance, CO 80550
November 16, 2015
Jeff Couch
3468 Shallow Pond Drive
Fort Collins, CO 80528
To Whom It May Concern,
This letter is in regards to the Gander Valley Farm P.U.D. located in the Southeast Quarter of Section 4,
Township 6 North, Range 67 West of the 6"` P.M., Weld County, Colorado. Per the 2015 Coordinated
Planning Agreement between the Town of Severance, Colorado and Weld County, Colorado, Weld
County shall refer all property development within three miles of the Town of Severance that is within
unincorporated county areas for review and comment.
Please let it be known that the proposed Gander Valley Farm F.U.D. is located outside of the Town of
Severance's current Growth Management Area (GMA). In turn, The Town has no concerns with the
proposed project, and asks that Weld County please allow the development to continue as scheduled
through the county's planning process.
If there are any additional questions, comments, and or concerns please do not hesitate to contact the
Town of Severance.
Sincerely,
Nicholas J. Wharton, MPA
Assistant Town Administrator
3 South Timber Ridge Parkway o P.O. Box 339 o Severance, Colorado 80546 e ph 970.686.1218 • fax 970.686.6250
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PUDK15-003
From : Sandi Friedrichsen <sfriedrichsen@wsfr.us>
Subject : PUDK15-003
To : Diana Aungst <daungst@co.weld.co.us>
Cc : jeffcouch7@comcast.net
Wed, Mar 30, 2016 11:01 AM
This area is within our fire protection district and our ambulance district. It was stated that Weld County
Ambulance is a reviewer and they don't exist anymore. They are Banner Health but this subdivision is within
our ambulance district therefore we are the referring agency for this entity. Below are the comments from us
on this project:
1. Fire hydrants are required to be no greater than 600 feet apart, with no structure greater than 300 feet
from a hydrant.
2. Fire flows are required to be 1000gpm at 20 psi for any single family dwelling that is 3600 square feet
or less. I was told by the developer that it is unknown what size homes will go into these lots at this
time, so this is a general rule and can be changed depending on what size and types of buildings are
built on these lots.
3. The cul-de-sac is required to be 100ft diameter with a 25 ft radius.
Please let me know if you have any questions. Thank you.
Sandra Friedrichsen
Fire Marshal
Windsor Severance Fire Rescue
100 7th Street - Windsor, CO 80550
Main - (970) 686-2626
Email — firemarshal@wsfr.us
www.wsfr.us
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Gander Valley Farms
From : Suzan A Streed - Windsor, CO <suzan.a.streed@usps.gov>
Subject : Gander Valley Farms
To : jeffcouch7@comcast.net
Jeff,
Thu, Mar 31, 2016 03:28 PM
We have reviewed the sketch plan for the Gander Valley Farm P. U. D and
find no issues with the purposed location for the mail delivery unit
at this time.
Please let me know if you have any questions of concerns.
Thank you.
se,e 4 Se
Postmaster
Windsor
Powering Your Future
Poudre\
Valley
April 1, 2016
Jeff Couch
3468 Shallow Pond Dr.
Ft. Collins, CO 80528
RE: PROPERTY LOCATED IN SECTION 4, TOWNSHIP 6 NORTH, RANGE 67 WEST OF THE 6TH
PM, COUNTY OF WELD, STATE OF COLORADO
Gander valley Farm P.0 D.:
Poudre Valley Rural Electric Association, Inc. is ready, willing and able to serve all electrical loads within our
certificated service territory subject to the Rules and Regulations of Poudre Valley Rural Electric 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.
Cliff Spirek
Engineering Representative
jm
Document2
Poudre Valley Rural Electric Association • 7649 REA Parkway • Fort Collins • Colorado • 80528 • 800-432-1012
P.O. Box .272550, Ft. Collins, CO 80527-2550 • www.pvrea.com • pvrea@pvrea.com
Your Touchstone Energy°' Cooperative OA
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Transportation Documents
Gander Valley Farm P.U.D.
Change of Zone Application
April 2016
1. Weld County Access Permit (Public Works).
2. Traffic Narrative Criteria (Wayne Howard, P.E.).
3. Trip Generation and Assignment Report (LSC
Transportation Consultants, Inc.).
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: AP15-00590
Issuance of this permit binds applicant and its contractors to all requirements, provisions, and ordinances of Weld County, Colorado.
Project Name: PUDI<15-0003
Applicant Information:
Name: Jeffrey Couch
Company: Lagoon Logistics, LLC
Phone: 970-231-9937
Email: jeffcouch7@comcast.net
Location:
Access is on WCR:
Nearest Intersection WCR:
Distance From Intersection:
Number of Existing Accesses:
72
72
1145
3
Planning Process: PUD PUDK15-0003
Road Surface Type & Construction Information:
Road Surface: Asphalt
Culvert Size & Type: 15" CMP/RCP min.
Start Date: 05/01/2016 Finish Date: 08/01/2016
Materials to Construct Access: asphalt
Required Attached Documents Submitted:
Traffic Control Plan: No
& WCR: 19
Expiration date:
06/28/2016
Property Owner Information:
Name:
Company: Gander Valley Farms, LTD
Phone: 720-341-0505
Email: jim@haiarchs.com
Proposed Use:
Temporary:
Single Residential:
Industrial:
Small Commercial:
Oil & Gas:
Large Commercial:
Subdivision:
Field (Agricultural
Only)/Exempt:
vi
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 1/2 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
Parcel 080704402005. Utilize NEW access point on CR 72 (1 -Subdivision) located approx. 1145 ft. West of CR 19. Existing access
point on CR 72 located approx. 250 ft. West of CR 19 is Ditch access ONLY. Existing access points located approx. 865 ft. & 1500 ft.
SHALL be Closed and Reclaimed prior 6/30/16.
Approved by: Weld County Public Works
Date: 12/28/2015
Print Date -Time: 12/28/2015 11:34:04AM Access Permit PW008
Page 1 of 1
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RE: Gander Valley Farm PUD - Traffic
From : Wayne Howard <whoward@co.weld.co.us>
Subject : RE: Gander Valley Farm PUD - Traffic
To : jeffcouch7@comcast.net
TRAFFIC REQUIREMENTS:
Thu, Feb 18, 2016 03:30 PM
attachment
Lower traffic trips (well under 100 round trips per day)
1. Describe how many roundtrips/day are expected for each vehicle type: Passenger Cars/Pickups, Tandem
Trucks, Semi-Truck/Trailer/RV (Roundtrip = 1 trip in and 1 trip out of site)
2. Describe the expected travel routes for site traffic.
3. Describe the travel distribution along the routes (e.g. 50% of traffic will come from the north, 20% from the
south, 30% from the east, etc.)
4. Describe the time of day that you expect the highest traffic volumes from above.
This is the simple traffic narrative description. Let me know if you need anything else!
Wayne Howard, P.E.
Development Engineer
Department of Planning Services
P.O. Box 758, 1555 N. 17th Ave.
Greeley, CO 80632
970-353-6100, Ext. 3551
Website: http://www.co.weld.co.us
Confidentiality Notice: This electronic transmission and any attached documents or other writings are intended
only for the person or entity to which it is addressed and may contain information that is privileged,
confidential or otherwise protected from disclosure. If you have received this communication in error, please
immediately notify sender by return e-mail and destroy the communication. Any disclosure, copying,
distribution or the taking of any action concerning the contents of this communication or any attachments by
anyone other than the named recipient is strictly prohibited.
From: jeffcouch7@comcast.net{mailto:jeffcouch7@comcast.net]
Sent: Thursday, February 18, 2016 12:57 AM
To: Wayne Howard <whoward@co.weld.co.us>
Cc: Chris McGranahan <csmcgranahan@lsctrans.com>
Subject: Gander Valley Farm PUD - Traffic
Wayne:
Thanks for your help Wednesday with clarifying the different traffic report classifications.
Please send the narrative report requirements to this e-mail address.
Jeff Couch
image001.jpg
3 KB
LSC TRANSPORTATION CONSULTANTS, INC.
1889 York Street
Denver, CO 80206
(303) 333-1105
FAX (303) 333-1107
E-mail: lsc@lscdenver.com
TRANSPORTATION
CONSULTANTS, INC.
March 10, 2016
Mr. Jim Hillhouse
Gander Valley Farms, LTD
8897 Gander Valley Lane
Windsor, CO 80550-2621
Re: Gander Valley Farm PUD
Weld County, CO
(LSC #160280)
Dear Mr. Hillhouse:
In response to your request, LSC Transportation Consultants, Inc. has prepared this Trip
Generation and Assignment Report for the proposed Gander Valley Farm PUD residential deve-
lopment in Weld County, Colorado. As shown on Figure 1, the site is located north of Weld
County Road (WCR) 72 and west of WCR 19 in Weld County, Colorado.
IMPACT AREA
Figure 1 shows the vicinity map.
Area Roadways
The major roadways in the site's vicinity are shown on Figure 1 and are described below.
• WCR 72 is an east -west, two-lane collector roadway south of the site. The intersection
with WCR 19 is stop -sign controlled. The posted speed limit in the vicinity of the site is
55 mph.
• WCR 19 is a north -south, two-lane collector roadway east of the site. The intersection
with WCR 72 is stop -sign controlled on WCR 72. The posted speed limit in the vicinity of
the site is 45 mph.
PROPOSED LAND USE AND ACCESS
The development is proposed to include ten single-family dwelling units. Full movement access
is proposed to WCR 72. Emergency access is provided along the east lot line of Lot 5. There is
sufficient sight distance along WCR 72 near the proposed site access location. The conceptual
site plan is shown in Figure 2.
Mr. Jim Hillhouse
TRIP GENERATION
Page 2 March 10, 2016
Gander Valley Farm PUD
Table 1 shows the estimated typical weekday, morning peak -hour, and afternoon peak -hour
trip generation potential for the site based on the trip generation rates from the 9th edition of
the ITE Trip Generation Manual, 2012.
The proposed land use is projected to generate about 95 vehicle -trips on the average weekday,
with about half entering and half exiting the site during a 24 -hour period. During the morning
peak -hour, which generally occurs for one hour sometime between 6:30 and 8:30 a.m., about
two vehicles would enter and about six vehicles would exit the site. During the afternoon peak -
hour, which generally occurs for one hour sometime between 4:00 and 6:30 p.m., about six
vehicles would enter and about four vehicles would exit the site.
TRIP DISTRIBUTION
Figure 3 shows the estimated distribution of site -generated traffic.
TRIP ASSIGNMENT
Figure 4 shows the assignment of site -generated traffic.
We trust this information will assist you in planning for the proposed Gander Valley Farm PUD
development.
Respectfully submitted,
LSC Transportation !'nsultants, Inc
By:
Christo,S. McGranahan, P.E.,
Princip
CSM/wc
Enclosure: Table 1
Figures 1 - 4
3-io-16
Z: \LSC\Projects \2016 \ 160280-GanderValleyFarmPUD \ Report \ GanderValleyFann-031016.wpd
Table 1
Gander Valley Farm PUD
Weld County, CO
(LSC #160280; March, 2016)
Trip Generating Category
Single -Family Homes (2)
Trip Generation Rates (1) Vehicle - Trips Generated
Average AM Peak Hour PM Peak Hour Average AM Peak Hour PM Peak - Hour
Quantity Weekday In Out In Out Weekday In Out In Out
10 DU (3) 9.52 0.188 0.563 0.630 0.370 95 2 6 6 4
Notes:
(1) Source: Trip Generation, Institute of Transportation Engineers, 9th Edition, 2012
(2) ITE Land Use No. 210 - Single Family Detached Housing
(3) DU = Dwelling Units
Easement Summary
1. Front lot line easements are fifteen (IS) feet wide and are designated as
utility, drainage and irrigation easements.
2. Side lot line easements are ten (10) feet wide and are designated as utility,
drainage and irrigation easements; except for the emergency access
easement along the east side of lot S, which is twenty (20) feet wide.
3. The side tot line easements along the south side of lots 1 and 10 have been
Increase to fifteen (15) feet adjacent to the north side of Weld County Road
72.
4. Rear lot line easements are fifteen feet wide and are designated as
equestrian, access, Irrigation, drainage and utility easements.
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1 ' This Parcel Not Included
Lot 10 \ • With The Proposed P.U.D.
2.96 Acre
A3IaJ OtNA*M
Weld County Road 72
Etna Cr Rim
SE Corner SE Quarter, Sedan 4,
Township 6 Nat. Rarge 67 West
a)
r
tt
C
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a)
Figure 2
Site Plan
Gander Valley Farms PUD (LSC #160280)
Figure 3
Directional Distribution
of Site -Generated Traffic
Gander Valley Farms PUD (LSC #160280)
2,500 = Average Daily Traffic
Figure 4
Assignment of
Site -Generated Traffic
Gander Valley Farms PUD (LSC #160280)
Weld County Treasurer
Statement of Taxes Due
Account Number R7442298
Parcel 080704402005
Legal Description
GVP L5 GANDER VALLEY PUD
Situs Address
WELD 000000000
Account: R7442298
GANDER VALLEY FARMS LTD
8897 GANDER VALLEY LN
WINDSOR, CO 80550-2621
<].. J,:. V<:> 1 1 G L 1 D l): 1 2 2.: 5 2 4: 2 1 2 1 s l 2 l r C 1 1 C. 0 O• C 1 C 0: 1: 0 C 1 J 1 C 1 2 1 C C 0 1: 0 C 2 1 O O C J 1 2 1 C O J O C C: C O f 2 C 1 0 O: 1 2 1 1 2 C C 1 2 t 0• L 1 1 1 2 0 C C J 2 1 C 1 C L.
Year Tax
Interest Fees Payments Balance
Tax Charge
2014 $610.60
$0.00 $0.00 ($610.60)
$0.00
Total Tax Charge
Grand Total Due as of 10/08/2015
Tax Billed at 2014 Rates for Tax Area 0430 - 0430
Authority
WELD COUNTY
SCHOOL DIST RE4
NORTHERN COLORADO WATER
(NC
WINDSOR -SEVERANCE FIRE
WINDSOR -SEVERANCE FIRE (BON
AIMS JUNIOR COLLEGE
CLEARVIEW LIBRARY
WEST GREELEY CONSERVATION
Taxes Billed 2014
* Credit Levy
Mill Levy
15.8000000*
47.2970000
1.0000000
7.1940000
0.6610000
6.3330000
3.5920000
0.4140000
Amount
$117.25
$350.94
$7.42
$53.38
$4.90
$46.99
$26.65
$3.07
82.2910000
$610.60
Values
AG -FLOOD
IRRRIGATED LAND
$0.00
50.00
Actual Assessed
$25,285 $7,330
AG -DRY FARM LAND $290
AG -WASTE LAND $18
Total
$30
'610
$25,593 $7,420
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 prior tax liens currently due and payable connected with the parcel(s)
identified therein have been paid in full.
Sign
Date /O8 /Se
Gander Valley Farm P.U.D.
Specific Development Guide
April 2016
INTRODUCTION
Gander Valley Farm P.U.D. is a 40.48 acre parcel identified as Tract Five of the Gander Valley P.U.D.
originally approved in 1997. Tract Five was left as a larger parcel with the intent of subdividing and
creating additional residential parcels at a later date. The tract is currently vacant and has been used for
irrigated crop production since the parcel was created.
The proposed Gander Valley Farm P.U.D. is intended to convert Tract Five from its historic agricultural
use to a residential use comprising ten residential lots. This conversion will utilize existing land forms
and irrigation systems to minimize any impacts associated with the transfer from an agricultural use to a
residential use. Additional support infrastructure including paved roadways, water mains, gas mains,
and electric lines are adjacent to the proposed development.
The information provided as part of this Specific Development Guide was prepared to be in compliance
with Weld County Code Section 27-6-30 as part of the Change of Zone submittal.
COMPONENT ONE — environmental impacts.
1. Noise and Vibration
The Gander Valley Farm P.U.D. will convert an existing agricultural parcel to ten residential
tracts. Industrial or commercial activity will not be allowed as part of this development. Activity
normally associated with agricultural or business activity including traffic impacts, employment
groups, large equipment operation, and business and industrial storage will not be permitted as
part of the development.
The ten residential lots will create ten single family structures with garages, driveways, and
outbuildings that are consistent with the character and scope of adjacent residential structures
and residential uses. It is not anticipated that excessive noise and vibration will be created as a
part of the proposed residential uses.
2. Smoke, dust and odor
The conversion of Tract Five from agricultural to residential use will eliminate the impacts
associated with farming operations including plowing, seeding, cultivating, fertilizing, and
harvesting. Residential uses will provide paved roadways and yard surfaces providing a
landscape to eliminate drainage impacts, soil erosion and blowing dust. Solid waste will be
stored in approved containers and removed on a regular basis. It is not anticipated that
excessive smoke, dust or odor will be created as a part of the proposed residential uses.
Gander Valley Farm P.U.D — Specific Development Guide
April 4, 2016
Page 2 Of 8
3. Heat, light, glare.
Gander Valley Farm P.U.D. is proposed to create ten lots for the construction of residential
structures. The residential structures will include internal heating systems for the residential
structures. Lighting will also be internal with the exception of yard lights as approved by the
subdivision covenants. The Architectural Review committee created by the covenants will
approve siding, roofing, and construction materials being used for the residential construction
which will prohibit excessive glare or excessive reflection within the subdivision.
4. Visual / aesthetic impacts.
The design and construction of the residential structures will be consistent with the character
and scope of the surrounding developments.
5. Electrical interference.
Proposed infrastructure needed to provide electricity to the proposed residential structures will
be placed underground. Transformers, junction boxes and meters will be sized for residential
uses only. Existing perimeter overhead power lines will not be modified as a result of this
project.
6. Water pollution.
Any runoff created as part of the subdivision construction of subdivision development will be
directed to the detention and water quality feature being proposed at the south boundary of
the project.
7. Wastewater disposal.
Wastewater generated by the proposed ten residential lots within the Gander Valley Farm
P.U.D. will be treated by Individual Septic Disposal Systems (ISDS). Site geotechnical
investigations completed by Earth Engineering Consultants, Inc. in September of 2015 indicate
that the use of ISDS improvements for wastewater disposal would be acceptable at the
proposed site. These systems will be constructed to be in conformance with Weld County
regulations relating to the design and construction of septic systems and leach fields. They will
be designed based on geotechnical investigations and engineering designs created individually
for each lot.
8. Wetland removal.
The proposed development site is vacant and has been used for agricultural purposes since it
was created as Tract 5 of the Gander Valley P.U.D. in 1997. The parcel has been under yearly
cultivation and there are no wetlands existing on the site. The removal of wetlands will not be
necessary.
Gander Valley Farm P.U.D — Specific Development Guide
April 4, 2016
Page 3 Of 8
9. Erosion and sedimentation.
Erosion during the construction phase of the project will involve the use of silt fence to keep
sediment within the disturbed area. Water will be used to treat exposed surface areas to
minimize blowing dust. The construction of a storm water detention and water quality pond will
be built at the start of the construction process to assure that any erosion created as part of the
construction process will be maintained on site. Vegetation of all exposed and disturbed areas
will be completed immediately after the completion of site improvements.
10. Excavating, filling and grading.
Earthwork proposed for the Gander Valley Farm P.U.D. will be limited to roadway construction
within the proposed right-of-way, modification to the existing regional drainage swale, and
creation of a storm water detention and water quality feature proposed at the south edge of the
project. Topsoil stripped from the site will be reused to stabilize and reestablish disturbed areas.
The proposed roadway will follow the site contours and minimum grading will be required. A
dirt balance will be achieved on -site and the hauling of material either from the site or to the
site will not be required. All other areas representing over 80 per cent of the site will be
maintained in their existing condition and existing vegetative cover will be maintained.
11. Drilling, ditching and dredging.
The need for drilling, ditching and dredging is not required for the uses and improvements being
proposed for the Gander Valley P.U.D. project.
12. Air pollution.
Commercial activity, industrial activity, and trash burning will not be allowed within this project.
Vegetative cover on disturbed areas will eliminate blowing dust.
13. Solid waste.
Gander Valley Farm P.U.D. will require individual home owners to provide acceptable solid
waste containers and to contract with waste disposal contractors to remove all waste on a
regular basis. The type of container and maintenance of the containers will be governed by the
covenants created specifically for the development. One trash hauler will be selected to provide
waste removal services to minimize the trips and road impacts on the transportation system.
Gander Valley Farm P.U.D — Specific Development Guide
April 4, 2016
Page 4 Of 8
14. Wildlife removal.
Gander Valley Farm P.U.D. is adjacent to existing residential development on its north, west and
east boundaries. Agricultural property is located along the south boundary. The lack of ground
cover and wooded acreage limit the habitat for major wildlife activity. It is not anticipated that
wildlife populations are located within the development site or that removal of wildlife will be
necessary.
15. Natural vegetation removal.
Gander Valley Farm P.U.D. is a vacant agricultural parcel that is cultivated on a yearly basis. The
removal of natural vegetation will not be required.
16. Radiation / radioactive material.
Based on the geotechnical report and subsurface investigation completed by Earth Engineering
Consultants, Inc. in September of 2015 the presence of radiation or radioactive material was not
evident within the proposed development site. Evaluation of the subsurface geology also
indicated that the underlying strata were not conducive to the development of radiation.
17. Drinking Water Source.
Gander Valley Farm P.U.D. is located within the boundary of the North Weld County Water
District (NWCWD) service area. A Potable Water Service Agreement was prepared by NWCWD
for this project as requested by the property owner. This agreement serves as a commitment to
provide water to the proposed development and has been reviewed and approved by the
County Attorney's Office. This agreement is included with the Change of Zone submittal material
along with the written approval from the Weld County Attorney's Office.
18. Traffic impacts.
Less than ninety-five trips per day are estimated to be created by the ten residential lots
proposed as the Gander Valley Farm P.U.D. development. Based on the Trip Generation and
Assignment Report completed by LSC Transportation Consultants, Inc. in March of 2016,
anticipated impacts to the existing transportation system are minimal. Improvements to the
existing paved Weld County Road 72 and Weld County Road 19 are not required. Improvements
to the Weld County Road 72 and Weld County Road 19 intersection will not be required.
Improvements including acceleration or deceleration lanes at the intersection of the proposed
interior local roadway and Weld County Road 72 will not be required. Offsite improvements
based on traffic impacts created by the Gander Valley P.U.D. will not be required and an offsite
roadway improvement agreement between the developer and Weld County will not be
necessary. The traffic analysis completed by LSC Transportation Consultants, Inc. is included
with the Change of Zone submittal materials.
Gander Valley Farm P.U.D — Specific Development Guide
April 4, 2016
Page S Of 8
COMPONENT TWO — service provision impacts.
1. Schools
The Weld RE -4 School District (Windsor) has requested an impact fee of $ 2,240.00 for each lot.
The agency response from the School District is included with the Change of Zone submittal
materials. Stephanie Watson is the contact person
2. Law enforcement
Police services are required by the Weld County Sheriff's Office. Their agency response indicated
that they have no concerns with the approval of this development.
3. Fire protection
Fire protection is provided by the Windsor Severance Fire Rescue. A agency respons ws
forwarded by Sandra Friedrichsen, Fire Marshal, and is included with the Change of Zone
submittal materials.
4. Ambulance
Ambulance service is also provided by Windsor Severance Fire Rescue. They have no comments
regarding this project at this time. Sandra Friedrichsen is the contact person for this agency.
5. Transportation
Transportation impacts are summarized in a Trip Generation and Assignment Report prepared
by LSC Transportation Consultants, Inc. in March 2016. Interior subdivision traffic improvements
are provided by a paved local roadway connected to Weld County Road 72. Weld County Road
72 is a paved collector roadway owned and maintained by Weld County. No offsite
improvements or agreements are anticipated. Additional right-of-way was dedicated along the
west side of Weld County Road 19 adjacent to Tract S when the project was originally approved
as Gander Valley P.U.D. in 1997. Additional right-of-way along the north side of Weld County
Road 72 is being dedicated with this project as requested.
6. Traffic impact analysis
A trip Generation and Assignment Report was prepared for this project by LSA Transportation
Consultants, Inc. which showed minimal traffic impacts. An access permit for the interior
roadway intersection with Weld County Road 72 has also been approved by Weld County.
Gander Valley Farm P.U.D — Specific Development Guide
April 4, 2016
Page 6 Of 8
7. Storm drainage
Storm water runoff will be contained by a detention facility located at the low spot at the south
boundary of the property. A drainage report is included with the Change of Zone submittal
materials.
8. Utility provisions
A letter of service commitment for electrical service has been prepared by the Poudre Valley
Rural Electric Association, Inc. for the Gander Valley Farm P.U.D.
9. Water provisions
Gander Valley Farm P.U.D. is within the North Weld County Water District (NWCWD) service
area. NWCWD has prepared a Potable Water Service Agreement for this project and this
information has been reviewed and approved by the Weld County Attorney's Office. A looped
water system will be constructed within the project via two water main connections. One
connection will be made to a 30" water main located along the south side of Weld County Road
72. The other connection will be made to a 14" water main located along the west side of Weld
County Road 19. These two taps will be connected by an 8" water main which will provide
adequate pressure and volume for individual lot taps as well as fire hydrants.
10. Sewage disposal provisions
Sewage disposal will be accomplished by individual sewage disposal systems (ISDS) provided for
each lot.
11. Structural road improvement plan
Improvements to adjacent Weld County Roadways are not anticipated as a part of this project.
Gander Valley Farm P.U.D — Specific Development Guide
April 4, 2016
Page 7 Of 8
COMPONENT THREE — landscaping elements.
1. Lot Landscape
Individual lots will be landscaped with native grasses by lot owners to control soil erosion and
blowing dust. The North Weld County Water District allows individual homeowners to irrigate
6,000 square feet of area adjacent to residential structures and homeowners will need to submit
landscape plans to the Homeowner's Association prior to planting.
2. Median Landscape
A small landscaped area is being proposed within the median located at the subdivision
entryway. Xeriscape elements will be used to minimize the water and maintenance
requirements needed to maintain this area.
COMPONENT FOUR — site design.
The topography existing on Tract Five slopes from north to south at a 1 per cent grade.
The existing site has been irrigated historically by an irrigation system of open ditches.
These improvements and land slopes and irrigation improvements will be maintained as
part of the proposed development. The project is not located in a floodway, floodplain,
geological hazard area or airport overlay district.
COMPONENT FIVE — common open space usage.
A 6.09 acre common open space area identified as Tract A has been provided as a
common open space area for this project. This Tract will be dedicated to the Homeowner's
Association for maintenance and operation. This tract will be used as an agricultural parcel to
provide common area for individual gardens and additional landscaping. The site will be
irrigated through the existing delivery system. Water right, storage and ditch right information
is attached as part of the Change of Zone submittal materials.
Gander Valley Farm P.U.D — Specific Development Guide
April 4, 2016
Page 8 Of 8
COMPONENT SIX — signage.
Signage for Gander Valley Farm P.U.D. will be limited to a subdivision identification sign to be located at
the entrance to the development and traffic regulatory signs as required by Weld County. Signage within
the subdivision located on individual tracts will not be permitted.
COMPONENT SEVEN — RUA impact.
Gander Valley Farm P.U.D. is not located within a Regional Urbanization Area (RUA) as defined by
Chapter 26 of the Weld County Code. This includes the 1-25 RUA the Southeast Weld RUA and the Dry
Creek RUA.
COMPONENT EIGHT - intergovernmental agreement.
Gander Valley Farm P.U.D. is located within the Windsor Urban Growth Area and within an area
governed by the recently completed intergovernmental agreement between Weld County, Severance
and Windsor. Severance declined to comment on the proposed project because it is outside of their
Urban Growth Area. Gander Valley Farm P.U.D. is within the Windsor Urban Growth Boundary;
however, Windsor also declined to take action regarding this project because it is not eligible for
annexation, and they have no infrastructure or provide other support services in this area. Both Windsor
and Severance provided written documentation summarizing their conclusions. These letters are
included in the Change of Zone submittal materials.
Irrigation Water Documents
Gander Valley Farm P.U.D.
Change of Zone Application
April 2016
1. Water Shares (The Larimer & Weld Irrigation Company).
2. Storage Right (The Larimer and Weld Reservoir Co.).
3. Delivery Right (The Finley lateral Ditch Company).
NOTE:
All existing water conveyances (pipes, head gates and
ditches) will not be disturbed or changed in any manner as
part of Gander Valley Farm P.U.D. development activity. All
existing irrigation easements and system functionality will
also remain intact and unaffected by the approval,
construction and uses being proposed as a part of the Gander
Valley Farm P.U.D. proposal.
SHARES $100,00 Each
-Z' share s at ONE HUNDRED Dollars each in the Capital Stock of THE
AND WELD IRRIGATION COMPANY, organized under the Laws of the State of transferable
LARIMER
upon the books of the company, in person or by attorney, on surrender of this orado. Stock transferable
Certificate.
tt
Secretary
is the owner of
F-
16165D
-..r....r--.�_.--...r..T.�arw'._w.s�.i .-r -.. e -.w.--._ --.- �-
INCORPORATED UNDER THE LAWS 'OF__
w!�
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..lr•`.'."- .a2..s..i. '.y ,rte .. C. .`. Y
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-ter t
.THE STATE OF COLORADO
•
:Finley -Lateral Ditch Company
'1 Inns,
II ! ds �.,'.0 A 0 /j/��� �*lL�� 'J�,I 7 �/[f lie ��%��/ j/�
�i f Yi L• ��.JL� I - ! ! 'I �� 1Samir
Wf�I ['l' •Vli���L. � l�____/04(it Medic ,�, �(- ��e/re'fS9rrl
The Finley Lateral Ditch Company, FULL PAID AND NON -ASSESSABLE
'
zn Oil1 /�/4'/ /14 e((/..}/ ..' c Me 'i/l - 'w/A w ,`I //),', J i ' "
Zeisse r4. 77a? /1/.*y frovendI/` GxSi f€e/%%f?a' //1vje24(•: enSide€''/
N WITN ESS WHEREOF, ;daeGL' o kk•Qn t a aebeSk f-'r'lh7 ien sie� & &gflea/
4;e4&4we4frd?a4S orf or . / > ' reran/
at Windsor, Colo., ,t cR ope.eicioe �
z-.KV ``•
.
(e1 OOC 5 196
Incorporated August 22, 1890, Under the General Laws of Colorado
_. _.
FULL PAID STOCK
Capital $37,200
THIS CERTIFI
ES THAT . Gander Valle Farms Ltd, a Colorado Cor-)oration
is the owner of ----TW0-__
transferable only on the books of the
Shares of the Capital Stock of the Latimer and Weld Recertificateservoir � This mpanystock is full paid and can only be as -
company in person, or by attorney, on surrender of this
vided b law for the assessment of paid up stock in Reservoir and Ditch Companies.
sassed as now pro y
In witness thereof, this said certificate is signed yfthe ompany the resident
and Secretary and the seal of the said company affixed at the office of
in Eat, olorado on this 14 day of October A.D. 2011
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.CaL 'IV-
Change of Zone
Drainage Report
For
Gander Valley Farm P.U.D.
A Replat of Lot 5, Gander Valley P.U.D. Situate in the Southeast
Corner of Section 4, Township 6 North, Range 67 West
of the 6th P.M. County of Weld, State of Colorado
Prepared For
Mr. Jim Hillhouse, President
Gander Valley Farms, LTD
8897 Gander Valley Lane
Windsor, Colorado 80550
(720) 341-0505
Project Number 104-15
April 4, 2016
Prepared By:
Forbes Engineering, LLC
2908 Cherly Street
Fort Collins, Colorado 80524
(970) 295-4874
Forbes Engineering, LLC
2908 Cherly Street
Fort Collins, Colorado 80524
April 4, 2016
Weld County Public Works Department
1111 H Street
P.O. Box 758
Greeley, CO 80632
Re: Change of Zone Drainage Report for Gander Valley Farm P.U.D.
To Whom It May Concern:
We are pleased to submit this Change of Zone Drainage Report for the Gander Valley Farm P.U.D.
located to the north of Windsor, Colorado at the northwest corner of Weld County Road 72 and Weld
County Road 19. The subject parcel was created as part of the original Gander Valley P.U.D. in 1998.
The design and layout of the proposed development was completed specifically to maintain the existing
rural and farming influences prevalent in this area by minimizing the disturbance of the existing land
form, maintaining the historical irrigation patterns and maintaining the existing drainage conveyances.
This allows for the development of quality building lots with minimal disruption of existing surface area.
Please review this information at your earlies convenience and contact me at (970) 295-4874 if you need
additional information.
Sincerely,
Forbes Engineering, LLC
Kevin Forbes, P.E. No. 3526
C
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,ii � y• •t, VI
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Drainage Certification
I hereby certify that his report for the preliminary drainage design of Gander Valley Farm P.U.D. was
prepared by me in accordance with the provisions of the Weld County storm drainage criteria for the
owners thereof.
Forbes Engineering, LLC
Kevin Forbes, P.E. Number 35265
Change of Zone Drainage Report
for
Gander Valley Farm P.U.D.
I. General Location and Description
A. Location
1. Gander Valley Farm P.U.D. is described as a Replat of Lot 5, Gander Valley P.U.D. situate
in the Southeast Quarter of Section 4, Township 6 North, Range 67 West of the Sixth
Principal Meridian, County of Weld, State of Colorado.
2. Weld County Road 72 is adjacent to the south boundary of the proposed P.U.D. and
Weld County 19 is adjacent to the east boundary of the proposed P.U.D. The 40.46 acre
parcel is currently vacant and there are no road improvements located on the property.
3. Gander Valley Farm P.U.D. is hydraulically isolated from runoff from adjacent properties
to the west and south. Runoff from the east enters the property from a 15" culvert
under Weld County Road 19. Runoff from the north is conveyed overland through the
existing four lot Gander Valley PUD subdivision.
There are no major off -site drainage facilities in the immediate facility of the proposed
P.U.D. There are existing roadside ditches along the west side of Weld County road 19
and along the north side of Weld County Road 72 that are adjacent to the property.
There is an existing 15" culvert under Weld County Road 19 that drains onto the
property. An existing 15" culvert under Weld County 72 drains storm water runoff and
irrigation tail water away from the property to the south.
The property has historically been irrigated through a series of irrigation ditches located
around the perimeter of the property. All existing irrigation structures and conveyances
will not be disturbed as part of this project. All existing irrigation operations will
maintain historical operations A small existing drainage channel located in the center of
the property runs from northeast to southwest and conveys runoff to the 15" culvert
under Weld County Road 72.
4. Lot 5 of the Gander Valley Farm P.U.D. is adjacent to Shiloh Estates P.U.D. to the west, I
Gander Valley P.U.D to the north, undeveloped agricultural property to the east and
undeveloped agricultural property to the south. All adjacent properties are under the
jurisdiction of Weld County and are not included within a municipal boundary.
Gander Valley Farm P.U.D. - Change of Zone Drainage Report
April 4, 2016
Sheet 2 of 5
B. Description of Property
1. The property has an area of 40.46 acres.
2. The property is vacant and has been in continuous agricultural production since 1998.
The predominant soil type is defined as a sandy clay (SC) as determined by a Soil
Investigation completed by Earth Engineering Consultants, LLC for this project.
Information provided by the West Greeley Conservation District indicates that the on -
site soils are designated as Otero (sandy loam) and Kim (loam) which have no significant
limitations relating to residential development. These soils are identified as part of the
NRCS Hydrological Soil Group "B". Information provided by the West Greeley
Conservation District is included as Exhibit A. The aerial photo clearly shows historical
irrigation patterns. There are no structures located on the property.
3. The property is currently owned by Gander Valley Farms, LTD. There are no major
channels located on the property; however, storm water runoff drains towards the
center of the parcel and is collected by a small existing drainage swale.
4. The Gander Valley Farm P.U.D. is proposing the development of ten (10) residential lots
averaging approximately 3.20 acres in area. A 6.09 acre open space parcel identified as
Tract A is located at the center of the site and is intended to be planted, cultivated and
irrigated for agricultural production and community gardens.
5. The existing perimeter irrigation facilities are owned and operated by the property
owner. The improvements are specifically for the use of the Gander Valley Farm P.U.D.
residents and open spaces; however, the ditch located along the eastern property
boundary does convey irrigation water to users located south of this project.
Documentation identifying the ownership of water rights, storage rights and
conveyance rights for this project are attached as Exhibit E.
6. Based on the Subsurface Exploration Repot completed for this project by Earth
Engineering Consultants, LLC, there was no indication of ground water to the depth of
the boring completed on the site.
Gander Valley Farm P.U.D. - Change of Zone Drainage Report
April 4, 2016
Sheet 3 of 5
II. Drainage Basins and Sub -Basins
A. Major Basin Descriptions
1. The Weld County Master Drainage Plan does not identify any major drainage
improvements for this area.
2. There are no major drainage basins located within the project vicinity.
3. The Gander Valley Farms P.U.D is not located in any floodways or flood prone areas.
FEMA Flood Insurance Map Panel Number 0802660465D indicates that the property is
located entirely within Flood Hazard Zone C indicating an area of minimal flooding. A
copy of the FEMA FIRM Map is included as Exhibit B.
B. Sub -Basin Description
Offsite North Basin - The north offsite basin is composed primarily of four large residential
lots created as part of the original Gander Valley PUD. Runoff from this area is primarily
composed of unorganized sheet flow which runs towards the north boundary of the
proposed project.
Offsite East Basin — The East offsite basin is composed primarily of vacant agricultural
property which drains to an existing 15: culvert located under Weld County Road 19. The
size of the culvert limits the amount of runoff which enters the proposed subdivision. Storm
water from larger events is impounded behind the roadway embankment and eventually
spills to the south. A small excavation was completed by adjacent property owners and is
evidence of waster being contained in this area during larger rainfall events.
Onsite Basin A — There is a small narrow subbasin located along the west edge of the
property. Historically these flow have been collected by a swale located on the Shiloh PUD
development and conveyed southerly to Weld County Road 72. Another swale will be
constructed along the westerly boundary of the Gander Valley Farm PUD to insure that
runoff will not impact property within the Shiloh subdivision. This runoff will be directed
south to Weld County Road 72, then west in a swale along the north side of Weld County
Road 72 to a 24" culvert which will convey flows to a detention pond.
Onsite Basin B — Subbasin B is composed of the property to the west of the interior roadway
(Hillhouse Lane) designated as lots 1-5. The roadway swale along the west side of Hillhouse
Lane will convey runoff to a 24" culvert located under the entryway which will convey flows
to the detention pond.
Onsite Basin C — Subbasin C is composed of lots 6-10 and open space Tract A. Runoff from
this area drains to the existing historical "central swale on the property and is conveyed
directly to the detention pond.
Gander Valley Farm P.U.D. - Change of Zone Drainage Report
April 4, 2016
Sheet 4 of 5
Regional drainage information is included as Exhibit C. Onsite basin specifics are included in
Exhibit E and Exhibit F.
III. Drainage Design Criteria
A. Regulations
All drainage design will conform to storm drainage criteria established by Weld
County and the Urban Drainage Flood Control District.
B. Development Criteria Reference and Constraints
There are no existing drainage studies, master plans, floodplain designations or
other written information relating to the drainage in this area.
C. Hydrological Criteria
All hydrological criteria and the development of flow data was based on Urban
Drainage Flood Control District information contained in Volume, One Chapter Six and
the City of Greeley Intensity Curves.
D. Hydraulic Criteria
All hydraulic criteria will be in conformance with Weld County Storm Drainage
Criteria and Federal Highway Administration Culvert Design Guidelines.
IV. Drainage Facility Design
A. General Concept
Offsite flows from the north and east are combined with onsite flows and
conveyed to a central detention pond and water quality feature located in the
center of the project along the north side of Weld County Road 72. Increased
flows from the proposed development are mitigated through the detention pond
and released into a 15" culvert located under Weld County Road 72. All existing
runoff patterns are maintained and all existing irrigation patterns are
maintained.
B. Specific Details
1. Swale along the west property line to convey runoff from Basin A to the
detention pond.
2. Swale along the west side of the interior roadway (lots 1-5) to convey this
runoff to the detention pond.
3. Improvements to the swale along the south boundary lone of lot 1 to
facilitate the flow of water to the detention pond.
Gander Valley Farm P.U.D. - Change of Zone Drainage Report
April 4, 2016
Sheet 5 of 5
4. Installation of a 24" culvert from the west side of the entryway to the
detention pond. This culvert will accommodate the flow from basin A and
Basin B.
5. The minor relocation and sizing of the existing grass swale along the west
side of lots 7-10. This swale will convey runoff from the north offsite basin,
the east offsite basin and the runoff from lots 6-10 directly to the detention
pond.
6. Construction of a detention pond / water quality feature to mitigate
development peak flows. Detention Pond sizing is calculated using the FAA
Method and a summary of these calculations is included in Exhibit J.
7. Improvements to the roadside swale along the south boundary of lot 10 to
improve the conveyance of runoff to the detention pond.
8. Extension of the existing 15" outlet pipe under Weld County Road 72. A
water quality outlet will be installed on the end of the pipe within the
detention pond.
9. Removal of the existing access and driveway culvert along the north side of
Weld County Road 72 to the west of the entryway.
V. Conclusion
A. Compliance with the Weld County Code
All design elements and drainage improvements will meet the Weld County
Storm Drainage Criteria. No variations or exceptions are being proposed as part
of this project.
B. Drainage Concept
The development of the Gander Valley Farm P.U.D will not impact existing Weld
County Master Drainage Plans. All historical flows will be maintained. Any
increase flow created as part of the subdivision will be mitigated with on -site
detention.
VI. Appendices
Additional information is provided as exhibits and attached at the end of this report.
LIST OF EXHIBITS
Gander Valley Farm P.U.D.
Exhibit A USDS Soil Map and Soil Description
Exhibit B FEMA FIRM Map — Panel Number 0802660465D
Exhibit C Regional Drainage Exhibit
Exhibit D Gander Valley Farm P.U.D. — Change of Zone Map
Exhibit E Irrigation Ownership Certificates
Exhibit F Change of Zone Drainage Exhibit
Exhibit G Weld County Department of Public Works
Change of Zone Drainage Report Outline
Exhibit H FHWA Culvert Design Nomographs
Exhibit 1 City of Greeley Figure 3-1 Intensity -Duration -
Frequency Curves
Exhibit J Detention Pond Summary
Exhibit K Table of Design Parameters
Exhibit A
Location: PART OF SECTION 4, T6N, R67W
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Exhibit G
Weld County Public Works
Change of Zone Drainage Report Outline
The following checklist is to be utilized as guidance, and may not be all inclusive. Other concerns not
included in this checklist may arise during the review process.
NOTE: A HARDCOPY OF THE DRAINAGE REPORT AND CONSTRUCTION DRAWINGS MUST BE
SUBMITTED TO PUBLIC WORKS FOR REVIEW.
Comment Headings
IncludedNot
Included
N/A
All reports shall be typed on 8-1/2" x 11" paper and bound. Drawings
(24" x 36") shall be included. The drawings shall be bound within the
report or included within a pocket attached inside the back cover of the
report. The report shall be a stand-alone document and therefore all
important reference material, supporting documents, and calculations
shall be copied and included within the report appendix. The report shall
include a cover letter presenting the drainage design for review and shall
be prepared or supervised by an engineer licensed in Colorado. Only
original documents sealed in ink will be accepted. The sealed report
shall contain a certification sheet as follows:
"I hereby certify that this report for the preliminary drainage design of
(Insert Name of Project) was prepared by me (or under my direct
supervision) in accordance with the provisions of the Weld County storm
drainage criteria for the owners thereof."
The Drainage Report is stamped, signed, and dated by a registered P.E.
licensed to practice in the State of Colorado.
V
All submitted construction plan sheets are stamped, signed, and dated by
a registered P.E. licensed to practice in the State of Colorado.
/
The following items at a minimum should be discussed in the Drainage Report narrative and should
be supported with maps and calculations in the Appendix. Include a copy of this checklist with the
Drainage Report submittal.
I. General Location and Description
i/
A. Location
j7
1.
Township, Range, Section, 1/4 -Section.
V
2.
Local streets within and adjacent to the development.
V
3
Major open channels, lakes, streams, irrigation and other water resource
facilities within and adjacent to proposed project site.
4
Names of surrounding developments including jurisdiction
(municipalities).
B. Description of Property
V
1.
Area in acres.
1/7
2.
Ground cover and soil types.
1/'
3.
Major open channels and property ownership.
1/-
4.
General project description.
V
5
Existing irrigation facilities and facility ownership information within 200 ft.
of property.
IV
6.
Groundwater characteristics (where applicable).
—10—
II. Drainage Basins and Sub -Basins
V
A. Major Basin Description
Y
1.
Reference to Weld County Master Drainage Plan(s) where applicable.
V
2.
Major basin drainage characteristics.
V
3
Identification of all FEMA-defined 100 -year floodplains and floodways/
affecting the property.
B. Sub -Basin Description
I/
1
Historic drainage patterns on the subject property and adjacent
properties.
V
2.
Off -site drainage flow patterns and impacts on the subject property
(minimum 200 ft outside property boundary, or until no further off -site
contributing flow area is encountered).
III. Drainage Design Criteria
✓
A. Regulations
V
1'
Discussion of the optional criteria selected or the deviation from the Weld
County Storm Drainage Criteria, if any.
ir
B. Development Criteria Reference and Constraints
V
1.
Discussion of previous drainage studies (i.e. project master plans) for the
subject property that influence or are influenced by the proposed
drainage design for the site.
17
2.
Discussion of site constraints such as slopes, streets, utilities, existing
structures, irrigation ditches, and the site plan impacts on the proposed
drainage plan.
V
C. Hydrological Criteria
V
1
Identify design rainfall amounts and source of design storm depth
information, NOAA Atlas, UD&FCD maps, etc.
V
2
Identify design storm recurrence intervals. Reference the appropriate
information in the Appendix.
V
3
Identify runoff calculation method(s) and any computer models. Include
summaries of the routing and accumulation of flows at all identified
design points for minor and major storm runoff. Reference the results in
the Appendix.
4
Identify detention discharge and storage calculation methods and
computer models. Reference the results in the Appendix.
Li
5.
Discussion and justification of other criteria or calculation methods used
that are not presented or referenced by the Weld County Storm Drainage
Criteria.
D. Hydraulic Criteria
V
1
Identify conveyance capacities from County references and any computer
models.
17
2.
Identify detention outlet type.
V
3.
Identify check/drop structures criteria used.
V
4
Discussion and justification of criteria or calculation methods used that
are not presented in Weld County Storm Drainage Criteria.
1.7
IV. Drainage Facility Design
iI
A. General Concept
V
1.
Discussion of concept and typical historical drainage patterns.
(J
2
Discussion of compliance with off -site runoff considerations and
constraints.
./
(/
3
Discussion of the content of all tables, charts, figures, or drawings in the
report.
V.
4
Discussion of anticipated hydraulic structures (channels, pipes,
rundowns. etc.).
B. Specific Details
V
I.
Discussion of compliance with drainage criteria (street, inlet, pipe
capacities, etc.)
2
Discussion of drainage problems encountered and solutions at specific
design points.
3.
Discussion of detention storage and outlet design.
V
4
Discussion of maintenance access and aspects of the design.
t%
2
Provide copies of Draft CDPHE, CAFO, DRMS, or State Engineer's
permit applications where applicable.
V. Conclusions
A. Compliance with the Weld County CODE
✓
1.
Statement of whether or not the design will meet Weld County Code.
V
B. Drainage concept
1.
Effectiveness of drainage design to control damage from storm runoff.
V
2.
Influence of proposed development on any applicable Weld County
Master Drainage Plan recommendations.
V
3
Identification of and intent to obtain written approval of affected irrigation
company or other property owner(s). Weld County may require that the
applicant provide evidence that offsite impacted jurisdictions have been
notified of the proposed plans.
/
q
Reference all criteria and technical resources utilized.
V
The Appendices should include at a minimum the following information. The Drainage Report should
be a standalone document and needs to include copies of all pertinent references used in the
generation of the Drainage Report.
VI. Appendices
V
A. Hydrologic Computations
V
1
Vicinity Map showing location of the site in relation to surrounding area.
Show the approximate boundaries of the site.
)/
2
FIRMette showing location of the site in relation to the FEMA mapped
floodplains/floodways. Show the approximate boundaries of the site.
1/
3
Soil Survey Information/Map showing soil types and soil hydrologic
groups for the project site.
; /
l�
4
Rainfall Maps with the project location identified. Maps can be from
UDFCD or NOAA as applicable.
✓�
5.
Land use assumptions regarding adjacent properties.
6
Initial and major storm runoff computations at specific design points. (5-
yr, 10-yr, and 100-yr)
/
7.
Historic and fully developed runoff computations at specific design points.
8
Computer model input and output. Include model files and/or
spreadsheets on a CD-ROM to be attached to the Drainage Report.
B. Hydraulic Computations
v
—12—
1.
Preliminary culvert sizing.
i/
2
Preliminary storm sewer and storm inlet sizing. Include the street
capacity evaluations.
3
Preliminary swale or channel sizing. The calculations need to show
stability calculations for unvegetated and vegetated conditions.
4
Preliminary riprap or other revetment design. The calculations need to
include design for bedding and geo-fabric.
5.
Preliminary pond area/volume capacity and outlet sizing. Show
calculations for the 100 -year water surface elevations and overflow
facilities.
i/
6.
Preliminary check dam and/or drop structure sizing.
V
7.
Changes to calculation methods. If applicant/ design engineer modifies
any portion of the UDFCD spreadsheets used for hydrologic or hydraulic
calculations, the applicant/design engineer shall identify all changes to
calculation assumptions or computer programs as to the type of change
and specific factors that were modified.
8.
Any computer model input and output. Include model files and/or
spreadsheets on a CD-ROM to be attached to the Drainage Report.
�
C. 24 x 36 Maps
1
A General Location (Vicinity) Map shall be provided at a scale of
1"=2,000' or larger in sufficient detail to identify upstream off -site drainage
areas flowing into the proposed development and general drainage
patterns.
2.
Drainage Plan of the proposed development shall be provided at a scale
of 1"=100' or 1"=200' on a 24"x36" drawing. The plan shall show the
following information:
V
2a
Existing contours at a 2 -ft maximum interval. Contours must extend at
least 200 feet from all project boundaries or further if necessary to show
upstream and downstream drainage relationships that impact the
proposed development. The plans and report shall describe the
horizontal and vertical datum (NGVD-29, NAVD-88, NAD83, etc) used on
the plans and reconcile the differences where necessary.
V
2b
Property lines, existing and proposed lot lines, and existing and proposed
easements.
2c.
Streets with names.
V
2d
Existing drainage facilities, pipes, structures, irrigation facilities, and
sizes.
/
2e.
Overall drainage area boundary and sub -area boundaries.
2f.
Proposed contours and flow directions using arrows.
V
2g'
Location of proposed storm sewers, swales, open channels, culverts,
detention ponds, and other appurtenances.
V
2h.
Proposed outfall point(s) for runoff from the development area and
facilities to convey flows to the final outfall point without damage to
downstream properties.
/
2i
Locations and elevations of all defined 100 -year floodplains and
floodways affecting the property.
1/
2j.
Location and types of proposed permanent erosion control features.
V
3.
Historic Drainage Basin Map. Show drainage basin boundaries (on -site
and off -site), 2 ft on -site and off -site drainage boundaries, design points,
historic flow path, flow path length, and flow path slope.
/
✓
4
Fully Developed Drainage Basin Map. Show drainage basin boundaries
(on -site and off -site), 2 ft on -site and off -site drainage boundaries, design
points, developed flow path, flow path length, and flow path slope. Show
drainage easement including metes and bounds description around all
drainage related features. Show any other drainage easements that may
exist on the project site.
Go Back to Part II
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60
INTENSITY -DURATION -FREQUENCY CURVES
PUBLIC WORKS DEPARTMENT
STORMWATER MANA
1001 NINTH AVENUE i1E
FIGURE 3-1
Exhibit I
SCALE: NTS
rISED AUG 1996
MAJOR DETENTION VOLUME BY FAA & MODIFIED FAA METHOD
(See USDCM Volume I Runoff Chapter for description of method)
Project: Gander Valley Farm PUD
Basin ID: On -Site Detention Pond
(For catchments less than 160 acres only. For larger catchments, use hydrograph routing method)
(Note: for catchments larger than 90 acres, CUHP hydrograph and routing are recommended)
The user must fill in all of the blue cells for these sheets to function.
Destgn Information (Input):
Catchment Drainage Imperviousness
Catchment Drainage Area
Predevelopment NRCS Soil Group
Return Period for Detention Control
Tme of Concentration of Watershed
Allowable Unit Release Rate (See Table A)
One -hour Precipitation
Design Rainfall IDF Formula I = C1` P1/(02+Tc)4C3
Coefficient One
Coefficient Two
Coefficient Three
I. = 0.15 percent
A = 63.0000 acres
Type = B _ A, B, C, or D
T = 100 years (2, 5, 10, 25, 50, or 100)
Tc= 54 minutes
q = 1.20 cfs/acre
Pr = 3.20 inches
C,
C2
C3 _
28 50
10.00
0.79
Determination of Average Outflow from the Basin (Calculated):
Runoff Coefficient
Inflow Peak Runoff
Allowable Peek Outile+, Rate
Ratio of Qpout/Qp-in
c= 0.60
Qp-in = 129.00 cfs
Qp-out = 75.60 cfs
Ratio = 0 59
Determination of MAJOR Detention Volume Using FAA & Modified FAA Method
20
s- Enter Rental) Duration eaaemental Increase Value Here (e g. 5 for 5 -Minutes)
Rainfall
Duration
minutes
zinc_,u
Rainfall
Intensity
inches / hr
.,...::v11
Inflow
Volume
cubic feet
(adord)
Average
Outflow
(FAA, cfs)
(output)
Outflow
Volume
(FAA, of)
(output)
Storage
Volume
(FAA. cf)
(outp:Al
Adjustment
Factor
(Modified)
0.tilrnr.)
Average
Outflow
(1:137 cl'.;.
(cbfr;ut.
Outflow
Volume
(Mmxl, of)
!uv!o,jll
Storage
Volume
(rAutl, .)
i'O:ln,,
0
0.00
0
000
0
0
0 00
000
0
0
20
6 21
281,671
75 60
90,720
190,951
1.00
75.60
90.720
190,951
40
415
376,280
7560
181.440
194,840
100
75.60
181.440
194,840
60
3.18
432,675
75.60
272,160
160,515
0 95
71.82
258,552
174,123
80
261
473,017
75.60
362,880
110,137
0.84
6332
303,912
169,105
100
2 22
504,589
75 60
453.600
50,989
0 77
58 21
349,272
155,317
120
1.95
530645
7560
544,320
-13,675
0.73
5481
394,832
136,013
140
174
552,909
75.60
635,040
-82,131
069
52.38
439,992
112,917
160
1 58
572,405
75 60
725,760
-153,355
0.67
50.56
485.352
87,053
180
t44
589,787
75.60
816,480
-226,693
0.65
49.14
530.712
59.075
200
1.33
605,501
75 60
907.200
-301.699
0.64
48.01
576.072
29.429
220
1.24
619,863
75.60
997,920
-378,057
0 62
47.08
621,432
-1.569
240
1.16
633,106
7560
1,088,640
-455,534
061
46.31
666,792
-33,686
260
1.09
645,407
75.60
1,179,360
-533,953
0 60
45 65
712 152
-66,745
280
1.03
656,903
7560
1,270.080
-613,177
0.60
45.09
757.512
-100,609
300
0.98
667,703
75.60
1,360,800
-693,097
0.59
4460
602,872
-135,169
320
0.93
677,894
75.60
1.451,520
-773,626
0.58
44.18
848,232
-170,338
340
0.89
687,548
75 60
1.542,240
-854,692
0.58
43.80
893.592
-206,044
360
0.85
696,724
75.60
1,632,960
-936,236
0.58
43.47
938,952
-242,228
380
0 82
705,473
75 60
1,723,680
-1,018,207
0.57
43.17
984,312
-278,839
400
079
713,836
7560
1,814,400
-1,100,564
0.57
42.90
1,029,672
-315,836
420
0.76
721,850
75.60
1,905,120
-1,183,270
0.56
4266
1,075,032
-353,182
440
0.73
729,546
75 60
1,995.840
-1.266,294
0.56
42.44
1.120.392
-390.846
460
0.71
736.951
75.60
2.086.560
-1.349,609
056
4224
1,165.752
-428,801
480
0.68
744,088
7560
2,177,280
-1,433,192
0.56
4205
1,211,112
-467,024
500
066
750,978
7560
2,268,000
-1,517,022
0.55
41.88
1,256,472
-505,494
520
0.64
757,641
75.60
2,358,720
-1,601.079
0.55
4173
1.301,832
-544,191
540
0.62
764,091
75.60
2,449,440
-1,685,349
0.55
41.58
1,347,192
-583,101
560
0.61
770,344
75.60
2,540,160
-1,769,816
0.55
41.45
1,392,552
-622,208
580
0.59
776,413
75.60
2,630,880
-1.854,467
055
41.32
1,437,912
-661,499
600
0.57
782,309
7560
2,721 600
-1,939,291
0.55
41.20
1,483,272
-700,963
620
0.56
788,044
75.60
2,812,320
-2,024,276
0.54
41.09
1,528,632
-740,588
640
0.55
793,627
75.60
2,903,040
-2,109,413
0.54
40 99
1,573,992
-780.365
660
0.53
799,066
7560
2.993.760
-2,194,694
054
40.89
1,619,352
820,286
680
0 52
804.370
75.60
3,084.480
-2.280.110
0 54
40 60
1,664.712
-860.342
700
0.51
809.547
7560
3,175,200
-2,365,653
0.54
40.72
1,710,072
-900.525
720
050
814.602
75.60
3.265.920
-2,451,318
0 54
40 64
1,755,432
.940,830
FAA Major Storage Volume
FAA Major Storage Volume
(cubic ft.) a
(acre -ft.) =
194,840
Mod. FAA Major Storage Volume
Mod. FAA Major Storage Volume
(cubic ft.) =
(acre -ft.) =
184,840
4.4729
4.4729
UDFCD DETENTION VOLUME ESTIMATING WORKBOOK Version 2.01, Released August 2006
1810 Storybook -Detention Proposed Conditions (4), Modified FAA
Exhibit J
4113/2016, 9:55 PM
MAJOR DETENTION VOLUME BY FM & MODIFIED FM METHOD
(See USDCM Volume t Runoff Chapter for description of method)
Project:
Basin ID:
Gander Valley Farm PUD
On -Site Detention Pond
3,500,000
3,000,000
2,500,000
2,000,000
a
U.
1,500,000
1,000,000
500,000
Inflow and Outflow Volumes vs. Rainfall Duration
Intersection of Modified and FAA Outflow Plots is at maximum detention volume
100 200 300 400 500
Duration (Minutes)
600
700
•
-Inflow Volume
}Modified Outflow Volume --'-FAA Outflow Volume
1810 Storybook -Detention Proposed Conditions (4), Modified FAA 4/13/7016, 9:55 PM
Table of Design Parameters
Basin
Area
Overland
Flow
Channel
Flow
Vertical
Slope
Outlet
Impervious
C1on
Tc
I
Q100
(Acres)
(Feet)
(Feet)
(Feet)
%
%
(Minutes)
(In/Hr)
(CFS)
fsite
ONorth
21.5
1500
-
22
1.2
NE
Corner
2
0.46
28
4.42
43.7
Offsite
East
61.2
2790
-
102
3.7
15,E
CMP
2
0.46
26
4.80
135.1
Basin
A
5.16
400
1200
30
1.0
24'
CMP
15
0.53
26
3.64
8.6
Basin
12.14
500
959
30
2.1
24"
P
15
0.53
23
4.42
24.7
Basin
C
23.21
400
1300
25
1.5
Pond
15
0.53
23
4.02
42.9
General Notes
1. Basin A and Basin B combine and discharge into a 24" CMP in the entryway which conveys 100
year discharge into the detention pond.
2. Discharge from the North offsite drainage basin is limited to 9.5 cfs due to the capacity
restriction of the existing 15" CMP under Weld County Road 19.
3. The central swale conveys drainage from both offsite basins and Basin C. The 100 year flow from
these Basins equals 61.8 cfs.
Exhibit K
0
50' 100'
SCALE: 1' =100'-0"
1.8'(h)x2.4'(w) CMP (sgwash) Culvert
Inv. FL Southwest = 4897.63
Inv. FL Northeast = 4897.66
Concrete lined ditc
15" CMP Culvert
Inv. FL West = 4894.1
Inv. FL East = 4894.27
S89°09'51"E
205.59'
200'
15" Steel Culvert
Top of Pipe Southwest = 4899.6
Top of Pipe Northeast = 4899.72
Found 1/2° Rebar'
(length unknown) wit(
cap marked LS 7242.
O
a.
co
W
cu
W
O
Found 1/2° Rebar
(length unknown
with no cap.
Fenceline (typ)
15' Drainage and
Utility Easement.
N
„
I_
O
—x
8" Brick Wa
Found 1/2" Rebdr
(length u known) w
cap mark d LS 7242.
Approximate cen erline
of Cornerstone
X85
tlo
A
S
N
Lo
3.23ecre
15' Drainage and
Utility Easement.
N
546°25'35"E
83.33'
N51 °47'34"E
77.99'
N84°21'57"E
65.55'
Propose 0' Utility, Drainage
and Irrig on Easement (Typ)
Lot 2
0 Acre
ropos
N87°14'44"E
—Found 1/
✓iii \ \
ound
ound 1/2r Rebar (length
Lot S
3. • 'cre
re Hydrant
5Utility, I '.,eand
Irrigation Easement (Typ
83.89'
N
I
I
I
/
Gander Valley Lane ---7- MEM- SF OM- IMF OF
Found 1/2° Rob
ength unkno ..
cap marked 242.
lz AS
Inv /ALSc.�.-
Propose. 0' Emergency
148
1
11
ccess Easement 1
with /
Rebar (length unknown) with no kap.
.2° Rear (length unit wn) bent with no cop. 1
\ 1
Rknown) with no cap.
\
\
\
Water Meters (Typ
4880
ot1
3. Acre
12
op
Top
Proposed Roadway
320' Centerline Radius
Proposed 8" Diameter
Water Line
Tract B
i F cre 15' Draiia
�Jtility Os
4873.52 /
4873.37
m
30.00
X _
elephone pedestal.
X --x x
as line warning sign
x x _
Cu ve,
Vrtn 4370.28
Inv. FL So,.th ' '859.37
N89°08'00"W 2607.99'
0' County Road Right of Way.
/
/ /
/// v fl irj
rej
51
11
11
11
11
11
/
--2222-- ---\ �------- _-- ----�
I
_ Fete support on North enc.)
= -_299.56
I
I
I
I
I I I
ill
Gander Valli y P.U.D.
III
1 1
III
I I
Offsite BOO - North
(21.6Abres)
I I
15' Access,
rigation and
Utility Easement.
'roposed 15' Equestrian,
Access, Irrigation, Drainage
al Utility Easement (Typ)
1
Se'',.
279F
BgOgs
Lot 6
\I 3.38 A cre4890
I
L Fire Hydrant
40.46± acres
Proposed Roadway
320' Centerline :.:'
Pr
ameter Water Line Connection to
Existing North Weld County Water District
Line
Tract A
6.09 Acre
Water Meters (Typ)
Approximate
centerline of nature' _
drainage swale.
Pedestrian Shelter / Bus
eig .or ood ,: it Box
osed Detention Pond
/
Overhead Entryway ' eature I
i
I
08.26'
J
/
/
Lot 9
2.59 Acre
inage Easem
Lo 10
2.96 &cre
N
1
/
/
Water Meters (Typ)
Found No. 4 Rebar
(length unknown) with
1' red plastic cap
marked LS 23027.
Lot 7
3.52 Acre
Found 1/2" Rebar
(length unknown) in.
illegible cap.
enceline (typ)
X
Ex•:oiing 70' ROW
-5' age one
.;til'ty yE:se—e^c.
"Town of indsor" buried pipeline sig-.
Wot Valve and Water blow —o .
Tr•. C
.07Acre
1
389°58'17"W
Found 1/2" Rebar
length unknown)
with no cap.
72.07'
524°11'03'W
133.79'
Found 1/2" Rebar (length unknown)
/ with no cop.
S53°10'54'W
134.39'
Found 1/2° Rebar
(length unknown)
with no cop.
S16°03'51'E
102.17
This Parcel Not Included
With The Proposed P.U.D.
Found 1/2" Rebar
ength unknown)
with no cap.
�J•
15' Drainage and
tility Easement.
X —X
N
Set \o = Rebar (16" Icnc
• " ---eter red plest
c'aec L5 30462 at
/. on County Road
▪ Lof ,.
.r,cy.
/Project Benchmark (BM 1•
Elevation = 4895."
2'
ELD COUNTY ROAD 72 Asphalt
gesph of
Stop Ahead sign
peed Limit 55 sign
Existing 60' ROW
)
3
East Quarter Co
Sect on
Fount No. 6 Rebc•
(length nknowr) n't^
Alunir,Lm Coo
mcrkec cs show-.
6N R67W
St 153
HA3.=S 2. v0NES /
LS 22098 /
WELD COUNTY ROAD 19
Concrete
'gation
structure.
ell
c
s
dge of
Asphalt
Gander Valley Farm P.U.D.
A Replat of Lot 5, Gander Valley P.U.D. Situate in
the Southeast Quarter of Section 4, Township 6
North, Range 67 West of the 6th P.M. County of
Weld, State of Colorado.
0
a) )
.a CD
IV �
0> ca.
Fe
cn
N M - - - M EI
Found 1/2" Rebar
length unknown)
with no cap.
C,
C
J
a)
Q
^2
Proposed Drainage Improvements
1. Channel along west property line of lots 1-4
2. Channel along west side of Hillhouse Drive
3. Channel along south property line of lot 1
4. Culvert under entryway to detention pond
5. Relocation of existing central channel
6. Proposed detention/water quality feature
7. Relocation of channel along south property line
of lot 10
8. Extension of existing 15" outlet pipe into
detention pond
9. Abandon existing culvert and driveway
The project Benchmark (Town of Windsor BM 19) is located 53.66
feet to the northwest of the Southwest Corner of Section 4,
Township 6 North, Range 67 West at an elevation of 4895.53.
-6N R67W
5a 153
S9 I510
1994
LS 12374
Southeast Corner
Sect'on 4-6-67
=ounc No. 6 Reba, -
(length unknown) wtr.
2-1/2" Alt.rnir.,m Coo
ncrkea as sno.m..
14.00' Ditch
4.00' Shoulder
12.00'
Travel Lane
60.00' ROW _
32.00' Roadway
12.00'
Travel Lane
Bituminous Pavement
Aggregate Base
Grass -Lined Existing Ground
Channel
Fill Slope
Hillhouse Lane Street Section (Local Street)
14.00'
4.00' Shoulder
NTS
a)
C
J
Q
2
Cl_
Cu
O
a)
Cu
C
0)
a
Tract A, Lots 9 & 10
a)
C
N
O
a)
0)
C
-c
U
a)
Z
C
CO
0
O
N
O
C,
U
O
to
O
N
N
C
Cu
CD
0
N
.Q
C
Designed: JCC
0
m
a
C
E2
0
0
-3
a)
a)
s
U
y Farm P.U.D.
L
O
a)
O
N
O
O)
C
U
SHEET
1
SE Corner SE Quarter, Section 4, Township 6 North, Range 67 West
1 OF 1
File Nome: Gander Valley Form PUD. dwg Plotted: 4/11/2016
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