WESTERN ENGINEERING CONSULTANTS, Inc LLC 127 S. Denver Avenue, Ft. Lupton CO 80621 2501 Mill St. Brush, CO 80723 Ph. 303-913-7341, Fax 720-294-1330 Email: firstname.lastname@westerneci.com August 24, 2017 City of Ft. Lupton 130 S. McKinley Avenue Ft. Lupton, CO 80621 RE: NPC SUBDIVISION / MINOR SUBDIVISION SUBMITTAL Dear City Staff, Please find the attached Minor Subdivision Application and supporting documents for NPC, Llc NPC Subdivision submittal. This letter is intended to serve as the Project narrative (Minor Subdivision Item #5). General Information and Brief Project Description: Applicant: NPC, Llc PO Box 4430 Parker, CO 80134 Site Plan Address: Current Lot B address is 10741 Hwy 52, Ft. Lupton, CO 80621 Phone Contact: Chris Goodwin at 303-579-9143 or Dave Nelson at 970-222-7380 Current Land Use: Acreage: Change in Use: Partially Developed Zoned PUD 64.874 acres (Proposed Lot 1 = 20.113 ac, Proposed Lot 2 = 44.761 ac) No Description of new use: NPC, Llc proposes to subdivide the existing Lot B into two lots one to be retained for the existing current approved Office/Shop/Equipment yard for Nelson Pipeline and the other to be sold. It is important to note that the existing uses and conditions are as approved by USR-1375 in 2002. Thus no further design or improvements are proposed with this application. Detailed Description: The overall property is 64.874 acres. Proposed Lot 1 of 20.113 ac shall be retained for Nelson Pipeline and their current uses whereas proposed Lot 2 of 44.761 ac is proposed to be sold. Said sale is currently under contract pending approval of this Minor Subdivision. State Highway 52 is the current Lot B (RE 1469-02-1-RE-2765) frontage totaling 54.99 feet. A shared access (asphalt paved) extends just over 500 feet (55 foot wide) to the remainder of the current flagpole Lot B. To the west of said entrance is Lot A AMRE-2765 and further west is Lot A RE-1437. Said access was dedicated as a 55 foot Non Exclusive Access Easement for both Lot A s noted (Lot A AMRE-2765 & Lot A RE-1437).
Western Engineering Consultants inc LLC Page 2 of 7 Lot B includes a one story wood framed office building, an adjacent one story metal shop building, an accessory one story metal building, a one story cinder block building, fuel pumps, parking lots, domestic and irrigation well, irrigation ditch along the west property line, irrigation pond, septic field, and various concrete pads currently make up the proposed Lot 1. A gas well is also shown on Lot 1 with a 150 foot radius well head setback per surveyor notes said well is plugged. The remainder of the property is an irrigated (center pivot) No changes to hours of operation, # of employees, access, or use are proposed to differ from the current approved USR-1375 (City approved PUD) for Lot B. The only changes proposed to that portion of Lot 1 that will serve as the access to Lot 2 shall be minor internal fence removal and the extension of a gravel access road just inside the eastern property line. Said access road will be located just east and outside of the existing storm detention pond so as not to disturb the existing improvements. Owner NPC Llc (c/o Chris Goodwin or Dave Nelson) PO Box 4430 Parker, CO 80134 Chris at 303--579-9143 or Dave at 970-222-7380 Civil Engineer: Western Engineering Consultants 127 South Denver Avenue Ft Lupton, Colorado 80643 303-913-7341 Chadwin Cox PE Land Surveyor: Traffic Engineer: Geotechnical Engineer: Electrical Engineer: Drainage Engineer: King Surveyors 650 East Garden Drive Windsor, Colorado 80550 970-686-5011 Steven Parks, PLS No additional traffic currently proposed No improvements (buildings or pavement) proposed To Be Determined Western Engineering 127 S. Denver Avenue Ft. Lupton, Colorado 80643 303-913-7341 Chadwin Cox PE
Western Engineering Consultants inc LLC Page 3 of 7 Location of Site: Total Property Area: 10741 Highway 52, Ft. Lupton, Colorado Weld County Parcel # 130146902000079 64.874 Acres (2,825,911.44 sf) Other Existing Site Features (all to remain): Ex Buildings Parking lots Apron concrete paving Monument Sign Landscaping Asphalt and Gravel accesses and yard COMPREHENSIVE PLAN: The current Land Use Plan for this area shows the property as Mixed Use. The current and proposed use will be consistent with the Land Use Plan and current zoning. ZONING DISTRICT: The existing Zone District is PUD. DENSITY: No change to the proposed Lot 1 is under consideration (beyond minor internal fence removal). Lot 2 will be required to meet the current PUD unless otherwise submitted and amended by others (no change proposed here-in). DIVERSITY: The current use is consistent with the PUD Zone and Comprehensive Plan which provides a diversity of uses in the area. LAND USES: To the west, north, and east lie agricultural uses. Immediately to the south lie two existing agricultural residences. Further south (across Hwy 52) lies another farm/agricultural use. CONNECTIVITY: The property is directly connected to the City of Fort Lupton via State Highway 52 on the south.
Western Engineering Consultants inc LLC Page 4 of 7 OPEN SPACE: Not applicable. ROADWAY NETWORK: No public roadways are proposed by this subdivision. TREATMENTS TO ROADWAYS None expected. Any change in use by Lot 1 or proposed use for Lot 2 will require a traffic analysis supporting the use. PROPERTY INTERFACE WITH ROADWAYS: State Highway 52 is the existing adjacent roadway. SETBACKS: Only a 20 foot setback requirement and building envelope was noted on the Lot B USR-1375. No modifications to said setbacks are proposed herein. It should be noted that the north line of NPC Subdivision Lot 1 between Lot 1 and Lot 2 was set at the northernmost point of the existing USR-1375 building envelope so as not to interfere with the prior approved and documented encumbrances. FENCING: The existing site perimeter fencing is proposed to remain as is. Only minimal internal fence along the eastern boundary of Lot 1 will be removed for Lot 2 access. IRRIGATION SYSTEM No modification to the existing irrigation systems are proposed or expected. The New Brantner Ditch private lateral exists along the west property line and no modification is proposed. POTABLE WATER: Well permit # 58471F serves Lot B. The applicant (or Lot 2 buyer) will modify the existing well permit (current use of approximately 40 gpm) in order for an additional well to be drilled to serve Lot 2 (for the balance of the decree from the existing well drilled in 2002). SANITARY SEWER: City sewer is not readily available. An OSWTS currently exists on proposed Lot 1. No addition or modification to the existing system is proposed for Lot 1. Any need for Lot 2 will be handled via separate application through the City. GAS AND ELECTRIC: An existing Xcel gas main lies along State Highway 52. Electricity is already extended into the property from Hwy 52 by United Power.
Western Engineering Consultants inc LLC Page 5 of 7 No modifications to the existing utilities are proposed. STORM WATER MANAGEMENT: The existing improvements located on proposed Lot 1 are captured, routed, conveyed and stored in an onsite detention pond. No modification or changes to the tributary areas of said storm water system are proposed. Any improvements on Lot 2 will be handled via separate application through the City. LANDSCAPE: No modification to existing landscape is proposed. OFF STREET PARKING: All parking shall be on site as is currently handled. EXTERIOR LIGHTING: No modification to any existing lighting is proposed. POTENTIAL IMPACT ON ADJACENT NEIGHBORHOODS: This minor subdivision will not modify the adjacent properties. Any future development applications will be handled via separate application through the City. SMELLS: No new smells are expected to occur. EXISTING OR PROPOSED MINERAL DEVELOPMENT STATE OF OWNERSHIP CONFLICTS: See attached summary of mineral rights. Based on the site of the property it is not expected that any limitations will occur. No conflicts are anticipated. PUBLIC IMPROVEMENTS: None are proposed. ACCESS: One approved CDOT Access will remain as is. Any use proposed on Lot 2 will be handled via separate application through the City. GRADING: No grading is currently proposed beyond placement of road base east of the Lot 1 detention pond.
Western Engineering Consultants inc LLC Page 6 of 7 WILL SERVICE LETTERS: WEC will contact the Fort Lupton Fire Rescue as a courtesy. Since no improvements are proposed to be added or modified by this subdivision no modification to the Fire Districts protection is expected. Lot 1 is serviced by a State permitted well # 58471F. Lot 2 water will be provided by amending the existing permit to drill a separate well (yet to be drilled) on Lot 2. Sewage will be handled by an OSWTS (on site wastewater treatment system) to be approved by separate application. Electricity is provided by United Power. Gas is provided by Xcel Energy. WEC has requested Will Serve Letters from both. SURVEYS: The Site topography and boundary survey was provided by King Surveyors in Windsor. SUBMITTAL & HOPEFUL PROJECT SCHEDULE: Date: Time/ Event: location: August 24, 2017 1:00 p.m. Submit Minor Subdivision documents Notes: November 15, 2017 Achieve full approvals MINOR SUBDIVISION APPLICATION CHECKLIST: The following is a summary of the checklist items: 1. Completed land use application, Cost Agreement, & Fees included 2. Two full size paper copies and fifteen 11*17 copies included 3. One set of No. 10 envelopes for adjacent properties (within 500 ft) included 4. Proof of Ownership (deed) & title work included 5. Development reports Approved USR-1375 discussed above a) Final drainage report Previously approved by USR-1375 b) Final street plans None existing or proposed c) Final utility drawings Previously approved by USR-1375 d) Park facilities master plan Not applicable e) Final landscape Previously approved by USR-1375 f) Signed warranty deed & title insurance Title work included g) Warranty deeds and title for proposed ROW Not applicable h) Water rights Included 6. Additional documents as required by the City
Western Engineering Consultants inc LLC Page 7 of 7 Pursuant to the properties within 500 feet of this Lot said information was derived from the Weld County website. Please contact me with any questions or comments you may have on our proposal for this project! Sincerely, Western Engineering Consultants inc., LLC Chadwin F. Cox, P.E. Senior Project Manager Encl. Minor Subdivision Application package