HomeMy WebLinkAbout20142886.tiff MEMORANDUM
Art
'►�rl ' = TO: Chris Gathman, Planning Services DATE: July 17, 2014
Revised 8/27/14
_ =p"U N T T-� FROM: Jennifer Petrik, P.E., Development Review Engineer
SUBJECT: PUDZ14-0003, Goddard, Panorama Estates
The Weld County Public Works Department has reviewed this proposal. Staff comments made during this phase of the
process may not be all-inclusive, as other concerns or issues may arise during the remaining application process. Issues
of concern must be resolved with the Planning and Development Review Engineering Department. Our comments and
requirements are as follows:
COMMENTS:
This site is east of CR17 and south of CR24. Parcel number 131108400008. The project proposes a 16 lot subdivision.
The traffic information provided with the submittal states that the site will generate 14 vehicle trips per day for two
residential homes. From the Institute of Transportation Engineers, Trip Generation 9`h Edition, 9.52 trips per day are
generated for each residential detached single family dwelling. The three lot PUD would thus generate 29 trips per day.
The internal roadway is required to be maintained by the Home Owners Association and dedicated as public right of way.
For internal roadway design, 60ft right of way is required. A typical road cross section is required as part of the change of
zone application. It was discussed that a local paved road cross section would be acceptable and a sidewalk was
discussed as not being required for this project.
CONDITIONS OF APPROVAL:
Prior to recording the map:
A. County Road 17 is designated on the Weld County Road Classification Plan as a gravel local road, which requires
60 feet of right-of-way at full build out. The applicant shall verify the existing right-of-way and the documents
creating the right-of-way and this information shall be noted on the map. All setbacks shall be measured from the
edge of future right-of-way. If the right-of-way cannot be verified, it shall be dedicated. This road is maintained by
Weld County.
The Plat shall be amended to include the following:
All recorded easements shall be shall be shown and dimensioned on the Change of Zone plat.
All approved accesses shall be delineated on the plat.
County Road 17 is designated on the Weld County Road Classification Plan as a local gravel road, which requires
60 feet of right-of-way at full build out. The applicant shall verify the existing right-of-way and the documents
creating the right-of-way and this information shall be noted on the plat. All setbacks shall be measured from the
edge of future right-of-way. If the right-of-way cannot be verified, it shall be dedicated. This road is maintained by
Weld County.
The internal road right-of-way shall be sixty(60)feet in width.
The typical cross section of the interior road shall be shown as two 12-foot paved lanes with 4-foot gravel
shoulders (Rural Local Paved—typical section).
At the time of Final Plan submission:
An Improvements Agreement and Road Maintenance Agreement is required prior to recording the Final map for
this site. Road maintenance including dust control, damage repair, and triggers for improvements will be included.
An accepted Final Drainage Report stamped and signed by a Professional Engineer registered in the State of
Colorado is required.
Accepted Final Road Plans stamped and signed by a Professional Engineer registered in the State of Colorado is
required prior to recording the Final map.
Intersection sight triangles at the development entrance will be required. All landscaping within the triangles must
be less than 2%feet in height at maturity, and noted on the final roadway plans.
The applicant shall submit to Public Works a stamped, signed and dated final plat drawings and roadway /
construction and grading plan drawings for review. Construction details must be included.
Stop signs and street name signs will be required at all intersections and shown on the final roadway construction
plans.
Final grading, drainage construction, erosion and sediment control plans, and water quality control plans
(conforming to the drainage report) stamped, signed and dated by a professional engineer licensed in the State of
Colorado shall be submitted for review and approval.
DEVELOPMENT STANDARDS
1. Should noxious weeds exist on the property, or become established as a result of the proposed development, the
applicant/landowner shall be responsible for controlling the noxious weeds, pursuant to Chapter 15, Articles I and II, of
the Weld County Code.
2. The historical flow patterns and runoff amounts will be maintained on the site.
1861 Memorandum
\IT
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TO: Chris Gathman, W.C. Planning
I/3 - DATE: Jul 11, 2014
t-
GO_UNT Y
FROM: Lauren Light, W.C. Department of Public
Health and Environment
CASE NO.: PUDZ14-0002 NAME: Panorama Estates
The Weld County Health Department has reviewed this proposal. The applicant proposes a
16 lot PUD on 67.1 acres. The minimum lot size of 2.01 acres, coupled with the overall
density of one septic system per 4.19 acres does meet current Department policy.
The application has satisfied Chapter 27 of the Weld County Code in regard to water
service. A letter of commitment was received from Central Weld County Water District.
The application has satisfied Chapter 27 of the Weld County Code in regard to sewer
service. Sewer will be provided by individual on-site wastewater treatment systems. A
geotechnical subsurface exploration report was done for the site by Soilogic on August 16,
2013. The preliminary percolation data indicates the site will be suitable for conventional
septic systems.
This Department recommends that language for the preservation and/or protection of the
absorption field envelope shall be placed in the development covenants as well as a note on
the change of zone and the final plat. The note should state that activities such as
landscaping (i.e. planting of trees and shrubs) and construction (i.e. auxiliary structures, dirt
mounds, etc.) activities are expressly prohibited in the designated absorption field site.
This Department is not requiring septic system envelopes on the lots due to the large lot
sizes and adequate soils.
The environmental impact plan (section 27-6-40) adequately addresses all environmental
impacts.
The Department recommends approval with the following conditions, which should appear
as notes on the change of zone and final plats:
1. Water service shall be obtained from Central Weld County Water District
2. This subdivision is in rural Weld County and is not served by a municipal sanitary
sewer system. Sewage disposal shall be by septic systems designed in
accordance with the regulations of the Colorado Department of Public Health and
Environment, Water Quality Control Division and the Weld County Code in effect at
the time of construction, repair, replacement, or modification of the system.
3. During development of the site, all land disturbances shall be conducted so that
nuisance conditions are not created. If dust emissions create nuisance conditions,
at the request of the Weld County Health Department, a fugitive dust control plan
must be submitted.
4. If land development creates more than a 25-acre contiguous disturbance, or exceeds
6 months in duration, the responsible party shall prepare a fugitive dust control plan,
submit an air pollution emissions notice application, and apply for a permit from the
Colorado Department of Public Health and Environment.
5. Weld County's "Right to Farm" as provided in Appendix 22-E of the Weld County
Code shall be placed on any recorded plat.
6. A stormwater discharge permit may be required for a development/redevelopment
/construction site where a contiguous or non-contiguous land disturbance is greater
than or equal to one acre in area. Contact the Water Quality Control Division of the
Colorado Department of Public Health and the Environment at
www.cdphe.state.co.us/wq/PermitsUnit for more information.
7. Language for the preservation and/or protection of the absorption field shall be
placed on the plat. The note shall state that activities such as permanent
landscaping, structures, dirt mounds or other items are expressly prohibited in the
absorption field site.
Department of Planning Services
1555 N 17th Ave
Greeley, CO 80631
COUNTY (970) 353-6100
Weld County Referral
Date: June 30, 2014
Applicant; Goddard Investments, LLC
Project: PUD (PLANNED UNIT DEVELOPMENT) FOR 15-20 RESIDENTIAL LOTS
Case Number: PUDZ14-0002
Parcel Number: 131108400008-R6782087
After reviewing the application and documents submitted for a proposed new residential dwelling
the Building Department has the following comments:
A building permit will be required, for any new construction or set up manufactured structure, per
Section 29-3-10 of the Weld County Code. A building permit application must be completed and
submitted. Buildings and structures shall conform to the requirements of the various codes adopted at the
time of permit application. Currently the following has been adopted by Weld County: 2006 International
Residential Building Code; 2012 International Energy Code; 2006 International 2011 National Electrical
Code; and Chapter 29 of the Weld County Code. A plan review shall be approved and a permit must be
issued prior to the start of construction.
All building permit requirements can be found on the Weld County web-site:
www.co.wcld.co.us/Building Inspection Department/Building Permits
A Fire District Notification Letter is required prior to issue of the building permit
Frank Piacentino
Department of Building Inspection
Weld County School District RE-1
Gilcrest •LaSalle • Platteville
P.G.Box 157
14827 W.C.R.42
Dr.Jo Barbie, Superintendent Gilcrest, CO 80623
Phone 970-737-2403
Fax 970-737-2516
Metro 303-629-9337
February 17, 2014
Weld County Planning Department
Attention: Chris Gathman
1555 North 17th Avenue
Greeley, Colorado 80631
RE: Case Number PUDK 13-0002
Dear Mr. Gathman:
We have reviewed the application by Goddard Investments, LLC and have the following comments:
Weld County School District RE-I has developed methodology for Land Dedication and/or In Lieu
Payments. The current In Lieu Payment amount per single family unit is $1,054.20. Based on the
inlbrmation provided, it appears that there are plans to build 16 new homes. Therefore, an in lieu payment
in the amount SI is due to the school district prior to approval of the Planned Unit Development.
Sincerely,
q . (Sc— `-g-
Dr. Jo Barbie
Superintendent of Schools
BOARD OF EDUCATION
Nancy Sarchet Randy Ray Kim Charon Chris Mast
Ken Garcia
President Vice President Secretary Treasurerr cto Harris
r
Director Director
Our Total Commitment is to Provide an Exemplary Education and Safe Environment for all Students
Submit by Email
Rr
Weld County Referral
I- 'I
-`- E ' RECEIVED
= G(;l• N�Y v
JUN 1 7 2014
Weld County 4 partment
GREELEY' OFFICE
June 16, 2014
The Weld County Department of Planning Services has received the following item for review:
Applicant: Goddard Investments, LLC Case Number: PUDZ14-0002
Please Reply By: July 14, 2014 Planner: Chris Gathman
Project: PUD (PLANNED UNIT DEVELOPMENT) FOR 15-20 RESIDENTIAL LOTS
Location: West of and adjacent to CR 17 and 1/4 mile north of CR 22.
Parcel Number: 131108400008-R6782087 Legal: PART N2SE4 SECTION 8, T2N, R67W LOT B REC
EXEMPT RECX12-0025 of the 6th P.M., Weld County, Colorado.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
riWe have reviewed the request and find that it does/does not comply with our Comprehensive
Plan because: See Note Below
We have reviewed the request and find no conflicts with our interests.
See attached
letter.
Signature Mil r- iCirv3Gbf Date June 14. 2014
Agency Northern Colorado Water Conservancy District
The lands must be included within the boundaries of the Municipal Subdistrict,
Northern Colorado Water Conservancy District before any water service can be
provided by the Central Weld County Water District.
Weld County Planning Dept. 1555 N 17th Ave,Greeley,CO.80631 (970)353-6100 ext.3540 (970)304-6498 fax
From: Sheri Lockman
To: Chris Gathman
Subject: Fw: Inclusion in Conservancy District
Date: Thursday,July 31,2014 5:23:06 PM
Chris,
The Northern Colorado Water Conservancy District is no longer requiring Panorama
Estates to petition for inclusion. See the attached email from Marilyn Conley.
Sheri Lockman
Lockman Land Consulting, LLC
36509 CR 41
Eaton, CO 80615
970-381-0526
From: Marilyn Conley
Sent: Thursday, July 31, 2014 1:55 PM
To: mailtosherilockman@what-wire.com
Subject: FW: Inclusion in Conservancy District
Hello Sheri,
The Central Weld County Water District currently holds an allotment
contract of Windy Gap Project water which is the Municipal Subdistrict,
Northern Colorado Water Conservancy District (Subdistrict).
Central Weld County Water District is in the process of selling their unit of
Windy Gap Water. So the our staff and the Central Weld County Water
District has agreed that no inclusions need to take place for Central Weld
into the Subdistrict boundaries. However, this agreement is with the
understanding that if the Windy Gap Unit does not sell, then Central Weld
County Water District will need to get all the parcels they arc currently
providing water for included in the Subdistrict boundaries.
If you have any further questions, please let me know.
Marilyn
.400estesh.Northern Water
Northern Colorado Water Conservancy District
Marilyn Conley I Inclusions Administrator
220 Water Ave. I Berthoud,CO 80513
Direct 970-622-2216
Main 800-369-RAIN(7246) I Fax 877-851-0018
www.northernwater.org Find us on Facebook
Disclaimer Notice: An allotment of Colorado-Big Thompson water is subject to the Water Conservancy Act, C.R.S 37-45-
101 et seq, the authority of the Board of Directors of the Northern Colorado Water Conservancy District, and other relevant
laws and regulations. The information provided in this email is not binding on Northern Water because the legal rights to
Colorado-Big Thompson Project Allotments are subject to the continuing discretion of the Board of Directors of Northern
Water and other legal limitations and requirements. Northern Water staff and counsel cannot provide you with legal advice,
and you are advised to seek legal counsel with respect to the subject matter of this email. You also have an independent
obligation to review and confirm the accuracy and completeness of any information provided to you by Northern Water, and
to supplement or correct the records of Northern Water with respect to any errors or omissions.
From: Sheri Lockman [mailto:sherilockman@what-wire.com]
Sent: Thursday, July 31, 2014 10:11 AM
To: Marilyn Conley
Subject: Inclusion in Conservancy District
Ms. Conley,
I have been given a referral response from Weld County Planning Department indicating that
our subdivision needs to be included within the boundaries of the Municipal Subdistrict of
Northern Colorado Water Conservancy District. Please let us know what we need to do to
be included.
The development is located on parcel #131108400008 being part of the N2 SE4 Section 8,
Township 2 North, Range 67 West.
Thank you,
Sheri Lockman
Lockman Land Consulting, LLC
36509 CR 41
Eaton, CO 80615
970-381-0526
iSubmib•y' than
12
iis Weld County Referral
is6t
June 16,2014
The Weld County Department of Planning Services has received the following item for review:
Applicant: Goddard Investments, LLC Case Number: PUDZ14-0002
Please Reply By: July 14, 2014 Planner: Chris Gathman
Project: PUD (PLANNED UNIT DEVELOPMENT) FOR 15-20 RESIDENTIAL LOTS
Location:West of and adjacent to CR 17 and 1/4 mile north of CR 22.
Parcel Number: 131108400008-R6782087 Legal: PART N2SE4 SECTION 8,T2N, R67W LOT B REC
EXEMPT RECX12-0025 of the 6th P.M.,Weld County, Colorado.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information,please call the Department of Planning Services.
I We have reviewed the request and find that it does/does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Signature r----- -C-A--0 1 Qi- � P Date \\� \ �
(�
Agency OM -Okn-o -��4.LI 1 i �- c*-�+
Weld County Planning Dept. 1555 N 17th Ave,Greeley,CO.80631 (970)353-6100 ext.3540 (970)304-6498 fax
MOUNTAIN VIEW FIRE RESCUE
3561 North Stagecoach Road, Unit 200• Longmont, CO 80504
MOUNTAIN VIEW (303) 772-0710 • FAX (303) 651-7702
C-
RESCUE
rOIORADO
July 16, 2014
Mr. Chris Gathman
Weld County Planning Department
1555 North 17th Avenue
Greeley, CO 80631
Dear Mr. Gathman:
I have reviewed the submitted material and sketch plan pertaining to the Goddard Investments, LLC, located north
of Sable Avenue and west of Weld County Road 17 (Case Number: PUDZ14-0002). The Fire District does not
object to the proposed plan and subsequent development, provided the development is able to meet the
requirements of the Fire District. All applicable codes must be met as they pertain to water supply, fire hydrant
locations and street designs. Based on my review, I have the following comments:
• Access appears to be satisfactory as indicated on the plans. Fire apparatus access roads must be designed and
maintained to support the imposed loads of fire apparatus (75.000 pounds) and must have a surface that
provides all-weather driving capabilities. All access roads will need to be constructed and approved before
building permits are issued.
• A minimum fire flow of 1,000 gallons per minute. measured at a residual pressure of 20 pounds per square
inch, is required for one- and two-family dwellings not exceeding 3,600 gross square feet. All other buildings
(including larger one- and two-family dwellings)require a minimum fire flow of 1,750 gallons per minute and
may require more depending on the building size and type of construction as per Appendix B of the
International Fire Code.
• Fire hydrants shall be spaced along fire apparatus access ways so that spacing between hydrants does not
exceed 500 feet and a hydrant is located within 250 feet of the front property line of all lots. Construction
plans for the utilities must be submitted to the Fire District for review and approval. All fire hydrants and
water mains must be approved and in service before combustible building materials are delivered to any lot.
Nothing in this review is intended to authorize or approve of any aspect of this project that does not comply with
all applicable codes and standards. We appreciate being involved in the planning process. should you have any
questions please contact me at 303-772-0710 x 1121.
Sincerely,
i
LuAnn Penfold
Fire Marshal
LMP/lp
cc: project file
www.mvfpd.org
Jeffrey J. Kahn Lyons Caddis Kahn H a I I Eve I.Canfield
John Wade Caddis Jeffers Cwo ra k Grant Matthew Machado
Bradley A. Hall Madoline Wallace-Gross
Steven P.Jeffers A Professional Corporation C` Attorneys and Counselors Chad A. Kupper
Anton V. Dworak Blair M. Dickhoner
Adele L Reester
Suzan D. Fritchel
Catherine A.Tallerico
Scott E.Holwick Special Counsel
Cameron A. Grant Wallace H.Grant
Of Counsel
Richard N. Lyons, II Daniel F. Bernard
Senior Counsel June 19, 2O14 (1942-2011)
Chris Gathman, Planner III VIA E-MAIL:cgathman@co.weld.co.us
Weld County Department of Planning Services
1555 N. 17th Avenue
Greeley, CO 8O631
Re: PUDZ14-OOO2 Referral
Dear Chris:
On behalf of the New Coal Ridge Ditch Company, please see the attached letter that was mailed in
response to a previous referral concerning the same property. The Company expresses the same
concerns in response to the most recent referral.
Please let me know if you have questions.
Sincerely,
LYONS GADDIS KAHN HALL
JEFFERS DWO AK &GRANT, PC
By
Jef r J. hn
jk khlaw.com
Enclosure
cc: Thomas O'Malley
Rashelle Richardson
515 Kimbark Street • Second Floor • P.O. Box 978 • Longmont, CO 80502-0978
Phone: 303-776-9900 • Fax: 303-776-9100 • www.lgkhlaw.com
New Coal Ridge Ditch Company
10879 Weld County Road 17
Longmont, CO 80504
December 11,2013
Kristine Ranslem VIA E-MAIL: kranslem@co.weld.co.us
Planning Technician
Weld County Planning Services
1555 N 17th Ave
Greeley CO 80631
Re: PUDK 13-0002 Sketch Plan
I am responding to the referral of the above referenced matter on behalf of the New Coal Ridge Ditch
Company. The New Coal Ridge Ditch Company owns the Coal Ridge Ditch that runs through the SE
1/4th of Section 8,Township 2 North, Range 67 West of the 6th P.M., Weld County. The New Coal
Ridge Ditch Company is a co-owner of the ditch and easement with the Northern Colorado Water
Conservancy District. Northern identifies this ditch as the South Platte Supply Canal and utilizes the
canal to deliver Colorado-Big Thompson water to the South Platte River and other locations.
The ditch and the ditch easement appear to be the southeastern boundary of the proposed planned
unit development. As long as all of the activities related to this planned unit development are off of
the easement for the canal,there Is likely no conflict with the Company. The Company wou'd like
assurance that there is no drainage planned from the proposed development Into the canal.
If any structures or modifications are made to or within the easement or the canal, a written
agreement must be entered into with both the Company and the Northern Colorado Water
Conservancy District
Let me know if you have any questions or comments.
Sincerely,
Thomas O'Malley, Presi.New Coal Ridge Ditch C••.•any
cc: Sheri Lockman, Lockman Land Consulting, LLC,Authorized Agent for Applicant
Chris Zadel,Water Supply, LLC,Applicant
Jim Struble, Northern Colorado Water Conservancy District, Real Estate Manager
Board of Directors,New Coal Ridge Ditch Company
Op Coto DEPARTMENT OF NATURAL RESOURCES
,�ti ?
�e �`" 9° DIVISION OF WATER RESOURCES
* ) - *'
*� 'f John W.Hickenlooper
'K 1876 'F , Governor
Mike King
Executive Director
Dick Wolfe,P.E.
June 19, 2014 Director
Chris Gathman
Weld County Planning Services
Transmission via email: cgathman@weldgov.com
RE: Panorama Estates PUD
Case No. PUDZ14-002
Part of the N1/2 of the SE1/4 of Sec. 8, T2N, R67W, 6th P.M.
Water Division 1, Water District 2
Dear Mr. Gathman:
We have reviewed the above referenced proposal to create a planned unit development
("PUD") for 15 residential lots on 67.1 acres know as Lot B of the Recorded Exemption RE-
4488. Our office previously commented on the water supply for the Sketch Plan for the
Panorama Estates PUD by our letter dated December 11, 2013.
Water Supply Demand
Estimated water requirements were not provided for this development.
Source of Water Supply
The proposed water source is the Central Weld County Water (District). On January 16,
2014, the District provided a letter noting that water service can be made available provided all
requirements of the District, Northern Colorado Water Conservancy District and the Bureau of
Reclamation are satisfied. We do not know if the applicant has met these other requirements.
The District notes that raw water must be provided for subdivisions requiring 10 or more taps.
Since the proposed subdivision is 15 lots it is our understanding that the subdivision developer
will need to purchase and transfer raw water to the District prior to District approval. The
proposed irrigation water supply consists of 14 shares of the Coal Ridge Ditch with the potential to
lease CBT water if additional irrigation demand is present. Evidence of ownership in the ditch was
also provided with the submitted materials.
The District provided information about their water supplies in June of 2012. They
primarily rely on Colorado-Big Thompson (C-BT)water to supply retail water customers. As of
June 2012 the District owned 5,370 C-BT units. The yield of C-BT units varies from year to year
based on conditions and storage. The dry year quota applied for District firm yield planning is
0.6, resulting in a water yield of 3,222 acre-feet per year. In most years, the District's water
yield greatly exceeds the firm yield. In addition, the District continues to develop additional
water supplies, including participating in the Northern Integrated Supply Project (NISP).
Water demands for the District's retail consumers have been around 3,900 acre-feet per
year for the last few years. Although, average water demand exceeds the firm yield water
supply of the District, the District has adopted a Water Shortage Contingency Plan (Plan) to
Office of the State Engineer
1313 Sherman Street,Suite 818•Denver,CO 80203•Phone:303-866-3581 •Fax:303-866-3589
www.water.state.co.us
PUDZ14-0002 Page 2
June 19, 2014
reduce demand in dry years or under system emergency conditions. For instance, the District
initiates Stage 1 of the Plan under various circumstances, including when the C-BT quota is less
than 0.7. When Stage 1 is triggered, voluntary reductions in water usage are expected to
reduce demand by 10 percent. The Plan goes on to greater stages of conservation including
mandatory water use restrictions intended to reduce demand by 30 percent or more. Since the
District requires Panorama Estates Subdivision to purchase and transfer raw water to the
District the supply is expected to be adequate given the District's adopted approach to maintain
demand levels below the level of water supply available from year to year.
State Engineer's Office Opinion
Based upon the above and pursuant to Section 30-28-136(1)(h)(II), C.R.S., the State
Engineer's office offers the opinion that with the District as the water supplier for the
development, the proposed water supply can be provided without causing material injury to
existing water rights and the supply is expected to be adequate.
Our opinion that the water supply is adequate is based on our determination that the
amount of water required annually to serve the subdivision is currently physically available.
Our opinion that the water supply can be provided without causing injury is based on
our determination that the amount of water that is legally available on an annual basis, for the
proposed uses is greater than the annual amount of water required to supply existing water
commitments and the demands of the proposed subdivision.
If you or the applicant has any questions regarding this matter, please contact loana
Comaniciu of this office.
Sincerely,
Joanna Williams, P.E.
Water Resource Engineer
JMW/idc
Subdivision File 23448
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