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Home My WebLink About20101181.tiff Appendix A. Area History B. Study Data 1. Open House Meeting Notes 2. Stakeholder& Focus Groups Meeting Notes 3. Field Data C. Supporting Study Maps 1. North Greeley Subarea — Recommended Plan 2. North Greeley Study Area —Aerial Photo 3. North Greeley Study Area — Land Use 4. North Greeley Study Area —Zoning and Transportation 5. North Greeley Study Area — Potential Rail Line Access 6. North Greeley Study Area— Use by Special Review Permit Sites 7. North Greeley Study Area — Demographics a. Population b. Median Age c. Median Household Income d. Housing Occupancy e. Ethnicity 8. Regional Railways 9. North Greeley Study Area — Roadways 10. North Greeley Study Area —Area of Ecological Significance 11. North Greeley Study Area —Water Study 12. North Greeley Study Area —Water/Sewer Utilities 13. North Greeley Study Area — Stormwater 14. North Greeley Study Area — Flood 15. North Greeley Study Area — Ditches 16. North Greeley Study Area — Slope 17. North Greeley Study Area — Sand and Gravel 18. North Greeley Study Area — Oil Wells 19. North Greeley Study Area — Fire Districts 20. North Greeley Study Area — School Districts 21. North Greeley Study Area —Traffic Accidents 22. North Greeley Study Area — Parks 23. North Greeley Study Area —Trails 24. North Greeley Study Area —Wildlife 2010-1181 North Greeley Rail Corridor Subarea Plan 19 25. North Greeley Study Area Land Use Scenarios a. Scenario A (Base Map, No Change) b. Scenario I c. Scenario II d. Scenario III e. Scenario IV f. Scenario V North Greeley Rail Corridor Subarea Plan 20 Appendix A NORTH GREELEY HISTORY AND BACKGROUND History The land in this subarea has been a rich and important part of the Greeley, Windsor, Weld County legacy. Recent significant growth west of the study area, proposed developments in the central and eastern portion, and the high level of mineral extraction throughout the study area, prompted the City of Greeley and Weld County to examine coordinated infrastructure and land use opportunities, hearing first from the residents, businesses and property owners to help determine what happens next. The history of the study area generally follows the history of the City of Greeley and the surrounding area. Many of the historically significant events in the City had impacts on the study area. Throughout the years, there have been many different Native American tribes that have settled within the study area. Most of the tribes were continually moving; therefore, throughout the years, the composition of Native American tribes had been continuously changing. The main tribes that settled within this area included the Apache, the Comanche, the Ute, and the Pawnee. Different trade routes and trading posts developed within the area. The first trading posts were developed from 1835 to 1837, and lasted for several years after that. Many of the trade posts acted as stops for western settlers and different hunters within the area. As more people were moving west on the trade routes, many different colonies and developments sprung up in the western part of the United States. In the 1870's, Nathan Meeker intended for irrigated agriculture in this area to sustain the newly established Union Colony— no doubt he understood the value of locating the settlement along a railroad. He purchased 60,000 acres of land lying between the two rivers from the existing settlers and the Denver-Pacific Railroad. Begun in 1868 and completed in 1870, the Denver-Pacific Railroad ran from Denver through Union Colony to Cheyenne, connecting Colorado to the transcontinental railroad. While the original Union Colony is not within the study area, it is an integral part of the background behind the development patterns in this area. The Great Western Railroad rail line traverses northeast to the southwest through the north Greeley area. The Great Western Railway of Colorado operates about 80 miles of track in Colorado and connects with the Union Pacific (UP) Railroad, as well as the Burlington Northern Santa Fe (BNSF) Railway. The line was constructed in 1901 to serve the Great Western Sugar Company and other sugar, beet and molasses companies in Colorado. It also operated passenger services from 1917 to 1926. This route consists of a line from Loveland to Johnstown, where it splits to Milliken and Longmont. North of Kelim the rail extends to Windsor, where once again the line splits to go to Windsor's industrial park, and on to Greeley or Fort Collins. The line includes service to customers such as Anheuser-Busch, Eastman Kodak, and Simplot. The Union Pacific Line runs through East Greeley and borders the study area on the eastern boundary. It was developed as a lifeline for Denver and the Front-Range Towns of Colorado. When the Transcontinental Railroad was built it completely bypassed Denver and ran through Cheyenne. Analysts at the time felt that if Denver did not have a connection to the rail that it would become a ghost town and Cheyenne would become the main city in the western part of the country. The line connected Denver to Cheyenne, and in turn to the Transcontinental Railroad. This is one of the main reasons that Nathan Meeker developed the Union Colony in its location. Early settlers of the Union Colony area also started to develop irrigation ditches to water their land for farming. Within the first two years from the establishment of Union Colony, there were over 37 miles of irrigation ditches built, successfully watering over 25,000 acres of farmland. Greeley Canal No. 3 was constructed in 1870 and was the first large-scale irrigation project constructed by the Union Colony. Due to a water dispute with Fort Collins, the "first in time, first in right" resolution of the water allocation rights for this canal became known as the "Colorado System." The water and delivery and measurement systems for Canal No. 3 were also a first in the nation, and are still in use today. The area became increasingly agricultural over the years since most of the area was irrigated. As the demand for agriculture increased, so did the need for migrant workers to work the land. Migrant workers emigrated from many different countries, including Germany, Japan, and Mexico. The main immigrants came from Mexico to aid in labor shortages during World War II. A small settlement was developed for migrant workers within the study area called the Spanish Colony. Spanish Colony was an area where migrant workers could stay at night. Spanish Colony now includes Guadalupe Center, which is a place for migrant workers to get meals and spend time. Of the European settlers in the area, one of the main groups that emigrated to the North Greeley area was Germans from Russia. They immigrated to the United States due to the economic depression in Russia and many of them settled just north of the developing Union Colony. Throughout the years, this historically agricultural area mainly remained agricultural. The Monfort Feed Lots were moved into the area, but while providing many positive aspects, also had negative impacts on the area's image and air quality. In the 1970's, the lots were relocated several miles east of Greeley. As the area developed, roadways also were developed within and adjacent to the study area. The original north-south route and the eastern boundary of the study area, US Highway 85, was built in 1926. US Highway 85 originated in El Paso, Texas, and ended in Greeley. In 1963, the US Highway 85 Bypass was built through the City of Greeley. Limited sewer service developed in the area over time. A majority of the study area still uses septic systems. While the first sanitary sewer plant in this area opened in 1963, when Greeley's population was close to 15,000 people, few properties within the study area were served by the plant. The Poudre River Trail is a 20-mile long trail that was completed this year and which extends from Island Grove Regional Park in Greeley, west along the Cache la Poudre River for the full length of the study area, just past the Weld/Larimer County line to the west edge of Windsor. The Cache la Poudre River was designated a National Heritage Area by Congress in 1996. The Heritage Corridor is one of 37 nationally designated locations and is the first to be established west of the Mississippi River. Weld County and Greeley Projected Growth The study area, City of Greeley, and Weld County have historically experienced tremendous growth. In the two decades from 1970 to 1990, the population of Greeley doubled. The land area of Greeley has also grown. In 1982 and 1985, Greeley annexed a large area of land in the study area, also known as the "Anheuser-Busch Annexation." The Colorado State Demography Office identified the Weld County population to be about 244,000 in 2007, and projects a population of around 550,000 in the year 2035. This growth represents an increase of 310,000 people in less than 28 years—an average increase of a new town the size of Fort Morgan (or the same size as Windsor's 2007 approximate population of 11,000) every year for the next 28 years. While most of the growth will be in municipalities, there also will be market incentives for industrial development along the rail corridor adjacent to existing industrial areas and a range of other development throughout the remaining North Greeley/Weld County Study area. Industrial Development Industrial zoning is the fourth largest land use type in the North Greeley/Weld County Study area, currently comprising approximately 384 acres. The proximity of the rail corridor to existing industrial and commercial businesses within the cities of Greeley and Windsor has encouraged this area to further develop industrial uses. Due to the costs of developing new rail corridors, existing rail systems represent an important and unique resource that is difficult to replace. For these reasons, City and County leaders believe it is important to preserve and encourage existing rail corridors. By bringing City, County, stakeholder and community interests together, appropriate areas for potential industry and employment can be geographically defined. A range of land use development scenarios have been prepared for consideration and comment at the open house and online. The scenarios range from limited estate development to a designated rail corridor that would limit new residential development to outside a one-quarter mile of the railroad. The objective of the Subarea Plan is to provide the City and County with guidance on land use decisions for the industrial corridor by anticipating and encouraging future development, as well as meeting the needs of existing landowners and users. The intent is to create policies within this plan that will create an industrially-competitive environment along the corridor, while building on the existing characteristics of the area. Infrastructure Summary Railroad— The railroad has been an integral part of this area since its construction in the late 19th century. The railroad in this area is owned by Great Western Railroad and operated by OmniTrax. The railroad cuts diagonally through the study area. A key element of the study is the railroad/land use/industrial development relationship. Greater use of the railroad could continue to draw industrial development in the north Greeley area. Phone, Gas, Electricity and Cable— Phone service is provided by Qwest, gas by Atmos Energy, and electricity by Xcel in Greeley with Poudre Valley REA in the unincorporated portions of the study area. Greeley has a franchise agreement with Comcast for cable services inside Greeley City Limits. Full service is provided throughout the study area by all four utilities and meets industry standards. Water— Potable— Drinking water service is provided by the City of Greeley and North Weld Water. Generally, Greeley serves city properties and North Weld Water serves the remainder of the area. North Weld and Greeley utilize an exchange service agreement for areas that are annexed into Greeley. Service to this area will continue to be negotiated between these entries. Non-potable—The City currently provides pressurized irrigation water to the parks in the area. Fire—The Union Colony Rescue and Fire Protection Authority provides fire and other emergency services to the area inside Greeley. The Windsor/Severance Fire District provides fire service in the west end and the Eaton Fire District in the eastern area. Almost all of the homes and businesses in the Greeley area are within 400' of a fire hydrant, and most of the homes and businesses outside of Greeley in the study area are beyond 400 feet from a fire hydrant. Areas with limited fire service are still adequately served. Parks- Parks in the area include Island Grove Park, Rover Run Dog Park, Rodarte Park, and the future Ramseier Park. All of the parks are maintained by the City of Greeley. The City of Greeley has plans to open a fishing pond in the Island Grove area. The Poudre Tail along the southern boundary of the study area is now complete. Schools—There are no schools located within the study area. Elementary-aged students living within Greeley attend Winograd K-8 School. Middle School-aged children attend either Winograd K-8 School or Franklin Middle School. High School aged students attend Northridge High School. There are no plans to build schools within the study area at this time. The Greeley School District generally extends from 40th Avenue east and south of "O" Street. The Eaton School District extends to 71st Ave (WCR 29) from the east and Windsor School District covers the remaining area. Law Enforcement—The Greeley Police Department provides law enforcement services to areas within Greeley City Limits and the Weld County Sheriff provides law enforcement services to the unincorporated areas. The Greeley Police and Weld County Sheriff also have mutual aid agreements for the area. Zoning and land use code enforcement services in Greeley are provided by the Code Enforcement Division of the Community Development Department, both on a prospective and complaint basis. Zoning and land use code enforcement in the unincorporated area is provided by Weld County Planning on a complaint basis. Street Lights— In the City of Greeley, public street lights are typically placed every 250 feet in residential areas, and approximately every 100 feet on arterials such as 20th Street. In the Country, street lights are generally not provided, except occasionally at intersections. Sewer-The entire study area is within the Greeley Sanitary Sewer "208"service area. Although sanitary service is currently concentrated primarily south of the Poudre River, service is also provided to the Weld County Business Park and Espanola subdivisions in the southeast portion of the study area, the Greeley Trading Company, and Pronto Foods, located at"O" Street and Great Western Railroad. Additionally, service is provided to the former Monfort facilities in the northeast corner of the study area. The remaining area is served by septic systems. The Greeley Sanitary Sewer Master Plan was completed in July 2000. The Greeley Sewer Treatment currently has sufficient operating capacity to accommodate projected growth and has the capability to significantly expand its capacity. Sidewalks—Sidewalks are provided throughout the Greeley neighborhoods, streets and parks. There are generally no public sidewalks in the unincorporated portions of the study area. Roads— Dramatic increases in road and highway traffic are likely, in response to potential industrial development in the west and central regions of the sub-area, along with mixed-use residential and commercial development in the central and eastern portions. The planned future development of Two Rivers Parkway at 83rd Avenue (WCR 27) will help address local and pass-through traffic. Other future issues include straightening "O" Street between 35th and 47th Avenue, improving road alignments, minimizing railroad crossings with roadways, and improving intersection safety where major roadways connect to State Hwy 392. The City of Greeley and Weld County are currently working on their respective Transportation Master Plans and will consider these issues in the development of their city-wide and county-wide plans. Land Use Summary Use #of #of Parcels Acres Agricultural 238 11,693.8 Commercial 192 1,105.5 Exempt 122 653 Industrial 16 384.1 Natural 22 119 Resources Residential 714 792.4 State Assessed 6 4.2 Vacant Land 121 361.7 ROW etc. N.A. 518.4 TOTAL 1,341 15,632.2 2000 Census Population Area Size State 4,301,261 Study Area 15,632 acres County 180,936 Parcels 1,341 City 76,818 Primary Structures 2,058 Study Area 4,056 Appendix 8.1 fat tie Greeley Hi e RADO North Greeley Rail Corridor Subarea Plan Notes from July 14, 2008, November 19, 2009, and April 15, 2010 Open Houses General 1. Q. What is this planning process all about? A. The City of Greeley and Weld County, in coordination with the City of Windsor, have undertaken a study of the North Greeley area that will culminate in a subarea plan that will supplement the respective Weld County and Greeley Comprehensive Plans. The process will evaluate existing conditions and provide options for future growth with a particular focus on the industrial Great Western rail corridor area. The Plan will define how the area is expected to grow in ways that support economic development for the region. The intent of the plan is to provide residents, businesses and property owners, community leaders and elected officials a means to articulate a shared economic development vision and provide guidance and policies to move toward this vision in this subarea. Area Development 2. Q. What and when is residential development planned for this area? A. Given the current economy and inventory of homes and surplus lots in the developed portions of Greeley, it is not expected there will be any residential development in the North Greeley study area in the near future. However, some concept plans presented for review in the study area would add 6,500 dwelling units, which is more than three times the current number of units in the study area. Two of these early plans would translate into an estimated 17,500 people in this area (more than 50% larger than the 2006 Windsor population). The two potential developments shown are: 1. The Grainery - located north of "O" Street and east of 35th Avenue with potentially over 700 acres of residential use, which could accommodate approximately 13,000 people. (Site not yet annexed to Greeley) 2. Poudre Ridge — located northwest of WCR 64 and 47th Ave. with over 400 acres of annexed and zoned residential land that is initially designed to easily accommodate approximately 1,700 units or 4,600 people. The western end of the study area will continue to experience significant commercial, industrial, and mineral extraction (oil & gas, sand and gravel) activity and related truck traffic over the foreseeable future. O Street 3. Q. Why and when will "0" Street be widened? A. As a major east/west roadway between US Hwy 85 and 1-25, the projected build-out of North Greeley traffic volumes on "O" Street will be similar to the current levels of 10th Street. It is necessary to plan now for major roadways so that the City and County, prospective job-producing industries, existing businesses (such as gravel quarries), and oil/gas and water transmission line providers will know where the road alignment will be located and road width established. "O" Street widening is not currently in the five-year Capital Improvement Plans (CIP) for either Weld County or Greeley and will not be until there is significant development in the area. 4. Q. Will the Espanola subdivision (Spanish Colony) be removed due to "0" Street being widened? Should Spanish Colony be moved? A. There is no reason at this time to believe that any portion of the Espanola subdivision would need to be removed when "O" Street is widened. At the very most, some right-of- way may have to be purchased from the northernmost properties. 5. Q. Can a new "0" Street be built between WCR 641/2 and the railroad tracks? A. No, for several reasons: 1. A minimum of 140 feet of right-of-way is necessary for a Weld County major arterial roadway. There is inadequate right-of-way between the railroad and frontage road to build a four-lane street at that location. 2. If "O" Street were to be built there, the road width would need to be narrowed from four lanes to two, creating a traffic bottleneck. 3. It is likely that the residents of Bracewell Subdivision would not support having the road moved next to them. 4. The Weld County Commissioners have adopted an alignment and businesses have moved forward in reliance on that alignment. 6. Q. Will "0" Street at 47th Avenue be straightened? A. Probably. From a safety perspective, this is a very high priority and a prerequisite to connecting "O" Street to Crossroads Boulevard on the west. Eliminating the sharp curve would make that intersection much safer. However, at this time, there are no plans or funds to correct the intersection. 7. Q. Will the new "0" Street alignment take traffic off of US Hwy 34? A. Connecting "O" Street to Crossroads Boulevard would take traffic off of US Hwy 34 to some extent. If "O" Street is not connected, then traffic on both US Hwy 34 and SH 392 will most certainly increase with development. Without the "O" Street connection, SH 392 in downtown Windsor would eventually be gridlocked. 8. Q. If the problem with Hwy 392 is a potential bottleneck in downtown Windsor, why not do a Windsor bypass? A. A bypass has been proposed and studied, but there are no easy options due to existing residential uses at any of the proposed roadway alignments. As a result, there would be much difficulty in routing a bypass around the developments north of Windsor. Having Hwy 392 loop south of Windsor would require redirecting the roadway at least three miles south of the current alignment, and one mile south of "O" Street. Such indirect patterns tend to create ineffective roadways. 9. Q. There is concern about Greeley acting as a developer and condemning properties for either "O" Street or for industrial development. A. The City of Greeley and Weld County are not in the development business. Both jurisdictions rarely exercise condemnation rights, and only for a clear public purpose. Condemnation law requires fair market payment for any land acquisition. Likelihood of Residential/Industrial Development 10.Q. When will Poudre Ridge (1,700 units), and the Grainery (2,300 —4,800 units) be built? A. This is a market driven action. Until the housing market stabilizes, the current excess inventory is reduced, and there is new demand for housing, it is unlikely either of those developments will be built soon. 11.Q. Is the Clark Minor property a part of the proposed Poudre Ridge development? A. No, the Clark Minor property is not part of the proposed Poudre Ridge development. It is west of Poudre Ridge. This site is located in Greeley and is currently zoned for low- intensity industrial uses. 12.Q. What else might be built? A. There are no other proposed residential plans at this time to build anything besides the Poudre Ridge and Grainery developments. However, 300,000-500,000 more people are anticipated to move to Weld County by 2035. Because of this, there may be several more major developments in the North Greeley area built within the next 30 years. In the last several years, there have been regular inquiries concerning potential commercial and industrial development in the Subarea. 13.O. Will the proposed residential (The Grainery) in close proximity to the Weld County Jail really be compatible? A. Commercial rather than residential is proposed immediately adjacent to "O" Street rather than residential. Residential is proposed to be phased in to the north of the commercial uses. However this project is only speculative at present. The site has not been annexed or zoned for any of these uses. Potential Development Impacts 14.Q. What was Buxman planning for development SW of Poudre Ridge? A. An existing, approved 8-lot subdivision called "Buxman Estates" exists off of County Road 29 a half-mile south of Highway 392. However, neither the County nor the City have received any application for development on any of the other Buxman holdings, including those further south, and southwest of the Poudre Ridge. 15.Q. It is hard for me to get out of my driveway now, will it be worse in the future? A. As development increases there will certainly be more traffic along major roadways making access more of a challenge. Some strategies can be used to help, such as joint access points, or access off of a different road, but the access issue will continue to be a matter of interest to the Public Works departments of the City and the County. 16.O. A property owner NE of 47`h & "O" Street area is looking to move from California and build a big home and retire in the country, but they are not sure that is such a good idea now. A. This area has been zoned A (Agriculture, Weld County) since the 1980s. Generally, residential development in industrial zones is not a good idea, and in Greeley it is not allowed, although existing residential uses may be "grandfathered." Potential Train Impacts 17.0. Similar issue for property NW of Loveland Industry as in question #15. The concern is that increased "0" Street and unit train traffic (up to 112 cars) at the intersection of the railroad tracks & "0" Street will be a real back-up of "0" Street traffic. A. As noted above, car and truck traffic are only going to get heavier with continued development. The same is true with rail traffic. Planning for key corridors and avoiding the creation of new conflict points can mitigate these affects and even improve them over time. 18.0. How many trains per day are eventually anticipated on the Great Western Railroad? A. Great Western hopes to draw industries that are significant rail users that want to be in northern Colorado. At build-out there could be ten or more trains of over 100 cars each per day. 19.0. Many residents were concerned about the unit train and sounding of the horn —will it be hard to sell my house if it is located next to tracks with the increased noise? A. The increased train traffic may have an impact on residential properties. Most likely the residential property impacts will be a function of distance from the tracks and individual tastes, just as the usefulness and value of properties for industrial uses increase based on how close the property is to the railroad. As the number of trains increases with development, sounding of horns will certainly become more frequent. 20.0. Can the railroad tracks be moved further north? A. The railroad has been in its present alignment for over 125 years. The Great Western tracks are privately owned and the company has not indicated that it would move their line further north, particularly now that industrial rail users have been located for years adjacent to the current tracks. In addition, the approval process and acquisition of property for relocated tracks would take years, and the cost of moving the tracks further north appears to be prohibitive. As a result, this does not appear to be a viable option. In general, there are few new rail corridors built anywhere in the U.S., and the transportation effort is almost always to preserve and build upon existing corridors, rather than build new ones. Also, moving the rail north will simply have the same impact to those properties that currently exist. 21.0. Will the trains be blocking the streets crossing the GW tracks for a long time? A. As a policy, the trains try not to block roadways for more than 15 minutes and they are typically very responsive to emergency services (fire, police, sheriff, ambulance) when dispatch calls, so there hasn't been a real health/safety issue so far. From a public inconvenience perspective, Longmont and Fort Collins have studied this question, with limited changes. Train transport rights to use existing rights-of-way are well-established; last year the Illinois Supreme Court said that it was unconstitutional for governments to limit the time a train can block a road. In the future, this could become a larger issue for North/South traffic. For example, a single unit train could simultaneously block 8th 11th 14th, 21St and 23rd Avenues. However, with advance planning such as that intended by the Subarea plan, such conflicts can be mitigated, and new conflicts in the future can be avoided or reduced. The purpose of planning for such challenges in the future is to limit negative effects, while still recognizing the broader economic benefits that come from fully utilizing an existing resource, such as the rail line. Flood Study 22.Q. What is status of the Poudre Flood Study and what will be the impact on my property? A. The study has been approved by the Army Corps of Engineers. It is currently under review by the Federal Emergency Management Agency (FEMA), and will hopefully be adopted by Greeley and Weld County sometime in 2010 or 2011 . Greeley will then need to adopt the amended study and begin the rezoning process based on the study Build-Out 23.0. What is "ultimate build-out scenario"? A. See scenarios I — V handouts and identify your preference and reasons. Actual "build out," however, will be a function of market forces, and industrial demand for local resources such as water, an educated workforce, and the trail line. The policies proposed by the Subarea Plan are intended to coordinate land use and these resources to create as optimal of an economic development environment as possible. 24.0. Will Greeley annex the entire study area? A. Annexations only occur at the request of the landowner (with some limited exceptions - for enclave properties). Sometime in the next 50 years Greeley will probably annex most of the study area, simply based on historic trends and market motives. The entire Subarea is located in the Greeley long-range growth area as identified in the Greeley 2060 Comprehensive Plan. 25.Q. Will this whole area be one continuous development up to Eaton? A. The Greeley Comprehensive Plan calls for community separators and buffers between neighboring jurisdictions. This can be accomplished with such tools as the Weld County cluster subdivision alternative or lower-density, large-lot development concepts. Property Compensation 26.0. Some property owners were concerned that they would not get a fair price for their home if "0" Street became a four-lane major arterial. A. The procedure for acquiring property and determining a fair price is controlled by state statute. Typically property values tend to go up as development gets closer. 27.Q. Will they (City/County) pay to relocate me? A. Typically no. Just as if you were to sell your property to an individual you would not expect the individual to pay for your relocation. In very limited circumstances and only as a last resort would land be condemned and individuals be relocated after being paid a fair market price for the land by Weld County or Greeley. Under the Constitution, a property owner cannot be relocated by the government without just compensation. The Subarea Plan does not contemplate or rely on any involuntary relocation of residents. Zonin 28.0. The zoning map shows industrial zoning on property in the old Budweiser annex—will the owner build industrial uses close to my house? A. That is really the decision of the property owner. Greeley originally annexed much of the land north of the Poudre River in the early 1980s and zoned it industrial to accommodate anticipated construction of the Anheuser-Busch brewing plant. The brewery was built in Fort Collins, but zoning typically remains on a property unless a rezoning is sought by the landowner. Any rezoning of the land, however, will include public noticing and opportunities for public comment. Neither the City nor the County have received indications of any immediate development of this area. 29.O. Why can't I have a mobile home for my grandmother next to my house (located in the industrial zone about 13th Avenue & 2nd Street? A. Mobile homes within the City of Greeley can only be placed in the Residential Mobile Home (R-MH) Zone District. Mobile homes are typically not allowed in industrial zones or other residential zones in Greeley. Temporary mobile homes are allowed as an accessory dwelling unit in certain circumstances in unincorporated Weld County; however, this is not an option for this property. Other Questions 30.O. Why does Clover Creek Homeowners Association and Hillcrest Estates have to pay additional fees for stormwater to cross the railroad? A. Greeley charges a stormwater utility fee to anyone living within the city, but no Greeley fee is known to be used for financing a specific pipe across the railroad tracks. This appears to be a fee the developer privately negotiated for the transfer of the stormwater. 31.O. What will happen with the gravel pits on the east and the one being mined now? A. The City hopes to make the gravel pits into a series of parks as part of the Poudre Trail system. As with several other gravel pits, they will be filled with water and made into lakes. 32.O. How are gravel pits being converted to fishing ponds, as discussed in the North Greeley Profile? When? A. Former gravel pits near Island Grove Park that are owned by Greeley are being converted to water storage and fishing ponds as a part of the gravel pit reclamation. The fishing pond element is being assisted through various grants such as the Colorado "Fishing is Fun" program. 33. O. How much capacity for industrial already exists within the City limits? Has this been analyzed? Also, how much industrial use already exists within the City limits? A. The City contains industrially zoned properties and industrial uses along the Hwy 85 and UP Railroad corridor, as well as the area surrounding the Greeley Municipal Airport. Another large industrially zoned area within the City is located generally north of the Great Western rail line between 59th Avenue and 47th Avenue. The majority of the industrial land along the Hwy 85 and UP Railroad corridor has been developed. The City and County recognize the demand for industrial property with rail access and that the existing industrial areas along the Hwy 85 and the UP Railroad corridor may have limitations depending on the nature of the industry (access, size of property, etc). Evidence of the demand for large industrial sites in proximity to the rail corridor can be seen with the development that has occurred northwest of Greeley, in the City of Windsor. The North Greeley Rail Corridor is a logical expansion of the existing industrial development/employment in this area and provides the opportunity for businesses to have direct access to the rail line. 34. O. Can the railroad fix the crossings at CR 23 3/a? Can a new sign be put in? A. The railroad is responsible for the maintenance of the railroad crossings, which is typically the basic upkeep. If a higher quality crossing is desired, someone else would need to pay for the upgrade and the railroad would do the work after payment. Depending on the problem and the proposed solution, there may be some shared expenses between the railroad and the other party (i.e., city, county, or developer). Additional signage could be a county and/or city consideration, while a formal railroad crossing sign would be the railroad's jurisdiction. 35. Q. How will CR 23 3A continue west with the right angle turn in the road? Typically, if realignment is needed, the City and County would work closely with adjacent and impacted property owners while having the engineering departments design the safest realignment options. Potential options would be based on current engineering roadway design standards. 36. Q. Does this study include the expansion of Hwy 392? Will the goals of this plan result in more traffic for Hwy 392? Concerns with increased noise, especially truck traffic, from Hwy 392. A. The North Greeley Plan does not include Hwy 392. This corridor is under the jurisdiction of CDOT. The City and County have included CDOT in our transportation stakeholder meetings concerning the North Greeley Plan. The Plan will consider the impacts of the preferred land use scenario(s) with the existing access points along the Hwy 392 corridor. 37. Q. Are there improvements planned for 59th Avenue? A. Not at this time. Development is market-driven by the private sector. When future development occurs, improvements would be based on the impacts of the development and the Greeley Transportation Master Plan. Fifty-ninth Avenue is currently identified as a major arterial in the City's Transportation Master Plan. While recommendations for improvements may be made as part of the Greeley and Weld County Transportation Master Plans, or at least thresholds established for when improvements should be made, improvements are not currently a part of either the Greeley or Weld County five-year CIP (Capital Improvement Plan). 38. Q. How long do you anticipate for industrial development along the rail line between 59th Avenue and 47th Avenue? Do you think industry will be interested in these properties or is the floodplain an issue? I am interested in selling. A. This depends on many factors, including national, regional and local economic conditions, as well as industrial market for this area. Additionally, the timing of infrastructure will play a major role in when industrial develops in this area. Floodplain and floodway constraints would need to be considered with any land use decision or proposal. Development in the floodplain is possible, as noted in the Flood Plain Fact Sheet, particularly for bridges and water and sewer lines crossing the river, as long as they make no impact on the floodway. 39. Q. Why is the area around Seeley Lake zoned commercial? A. The area is actually zoned "A"for Agriculture in Weld County, but just has a similar color scheme that Greeley uses for commercially zoned properties. Other Comments Received 40.C. We would love to see a traffic light at CR 31 and 66. People traveling north-south do not stop. 41. C. Concerned with the new waste transfer facility. There should have been more noticing than the 500-foot (radius from proposal) notification. 42.C. Would like to see magnesium chloride on the west end of CR 66 (leading up to the curve). 43. C. I live by C Street. So far, the rail traffic at the crossing has been okay. 44. C. Concerned with height (of future buildings) and the transition of land uses. 45. C. Concerned with how adjacent land uses would be buffered. 46. C. Supported the continuation of Two Rivers Parkway to the north because it will hopefully reduce area traffic beside Bracewell Subdivision. 47. C. I have a business at 59th Ave and "O" Street. It sounds like this plan will support business growth. 48. C. We moved from a community where they didn't plan for a more active rail line. Avoiding future conflicts with residential and rail is a good idea. 49. C. We have a farm in the study area and always thought this area would turn into industry some day, especially now because of the developments in Windsor. No real concerns with putting together a land use plan for this area. 50. C. We need the industrial to improve the economy. Loveland and Fort Collins have changed. They have large industrial in the area. If we keep saying no to industrial, it will move to Windsor, Fort Collins and Loveland. Let's keep it here. 51. C. We need industrial area close to Greeley with rail service. 52. C. There are already too many accidents on 392 and any increase in truck traffic will make the situation worse. 53. C. CR 66 has a 90-degree south turn at CR 23 3A and this would not be a good main road. Also, there are already homes on small acreages east of CR 27. 54. C. Quality of life concerns with the rail corridor and existing residential. 55. C. The City should not put infrastructure in the floodplain or floodway. Appendix 8.2 ‘Ittit( tJdnado Gnat hints r Gond Up. COLORADO North Greeley Rail Corridor Sub-Area Study Thursday, April 8°, 2009, 2:00-3:00 P.M. The City of Greeley and Weld County are conducting a joint study in the North Greeley/Weld County area (see attached map) to provide a shared vision of the rail corridor and to facilitate coordinated infrastructure and land use for future development opportunities in this area. We want to hear input and/or concerns from the schools, parks, trails and wildlife agencies. SCHOOL LOCATION, DESIGN, AND OPERATION A Locate schools at sites appropriate to the attendees; maximize the use of public funds for school site development; and, create a positive focal point for the neighborhood in which the school is located B Pursue intergovernmental cooperation and joint use opportunities between public entities and educational facilities to maximize taxpayer investment with public institutions C Limit land use and operational conflicts between school sites and adjacent uses and assure the public infrastructure is available to support the safe, efficient and productive use of the school site D Retain the vitality of neighborhoods in proximity to educational facilities E Promote the health, safety and well-being of students in their journey to and from school as well as within the school setting INTERGOVERNMENTAL COOPERATION A Build cooperation and maximize taxpayer return on investment in educational facilities and operations A set of guidelines called "School Site Selection and Design Criteria" was developed with the City and area school representatives to evaluate proposed school locations and opportunities. PARKS Greeley 2002 Parks & Trails Master Plan 1. Ahead of population projection for 2010 (only by 2,000), how are we for parks 2. Parks plan didn't address areas west of 59th north of the Poudre or in Poudre Ridge (all industrial at time) 3. Co-locate parks & elem schools 4. Aggressive & specific criteria for parks, open space, tails, wetland protection 5. Provide responsible stewardship of one of the community's environmentally sensitive areas 6. Work with County— suggestions, recommendations? TRAILS LOCATION AND DEVELOPMENT Trails—2002 Plan has nothing north of Poudre Trail —e.g. Coal Bank Creek Provide networks for pedestrians and bicyclists which are equal in priority, design and construction to the system provided to motorists Make contact with potential gravel mining areas early in the mining review and permitting process to optimize use of the completed gravel site for complementary open space uses as part of the overall Opens Space & Parks &Trails Master Plan and system Wildlife-Areas of Ecological Significance update. North Greeley Rail Corridor Sub-Area Study Broe Rail meeting 7/11/08 @ Weld Co. Offices City/County Attendees—Wayne Howard, Tom Honn, Brad Mueller, Beck Safarik, Greg Flebbe Broe—John Lyda,Pres. Broe Land Company, 303-398-0517, ilyda@broe.com Rich Montgomery, VP Great Dev. Co., 303-398-0372,rmontgomerv@broe.com Chelsea Clark, Dev. Coordinator(Windsor office), 970-214-8622, cclark@broe.com Nate Henderson, Dir. Business Dev. OmniTRAX, 866-838-1311, nhenderson@omnitrax.com All the companies are a part of Broe and will work together for common purpose, such as development of an industrial park, but they are operationally separate. Broe is located throughout N.America with one of largest private rail holdings in US. Also have ports Goal is to add additional industrial parks along rail Broe is pleased to cooperate with the study and glad City & County are addressing this. Ft. Collins and Larimer County are basically precluded from doing much of anything with regard to rail facilities because of residential encroachment. Tom-The study is motivated by economic development and the relationship to large land parcels and land use. Issues include: 1) Not let opportunities get away as the result a lack of planning; 2) Study cannot be preferential or to protect the RR, but to understand needs, e.g. a classification yard; 3) Understand implications of rail related land uses Becky—Background information related to study area 1) Common growth boundaries? 2) Greeley 208 Sewer boundaries for entire study area, updating master plan this year 3) Greeley doing update to Comp. Plan with a 50 yr. horizon since water, sewer, and rail takes so long to put together. Want to get common vision with County so don't have Ft. Collins/Larimer Co. problems 4) String of lakes along Poudre from Gravel extraction, see as area amenity as redeveloped 5) Examine trans-load facility requirements 6) Timing—while there may be a 50 yr. timeframe, the economic development timeline may be relatively short, so want to be prepared in order to respond to opportunities. 7) Concerned about train impacts on roads,particularly with regard to emergency service John—Rail is a unique infrastructure in that it often does not fit a grid system. In this instance there is a diagonal line that must accommodate land uses and street crossings. Insert PowerPoint info. here from Nate Loveland Industry and Colo. Bean are approximately once a week. There is a lot of capacity in the rail system, probably only 2% of the line There is no limit on the types of products that can carry, eg. Haz. Waste Will be doing a mainline switch in the SE study corner to accommodate unit trains (100-110 cars, or up to 140 for coal) Unit trains up to 7,000' long. Unit trains are a small#, but the big fish. In this area tends to be produce or Wal-mart. There are few places unit train can be handled because of their length and have an interchange, so when the capability is present, it shows up on the radar of companies that may not otherwise be interested in the area. Generally a rail related user needs at least 30 acres and minimum residential encroachment to minimize conflicts & enhance productivity Manifest trains Areas of possibility—21st to F=5,500' 35th west to 59th is open 59th east 8,328' and larger industrial parcels E. of Bracewell (WCR 27) 6,500' - 12,000 depending on road (County will be moving the intersection W. of Bracewell —Broe has a transload facility—load from truck to train. This is not an intermodal facility with cranes transfer truck cargo to flat cars. Broe is developing a siding rack E. of Windsor. (So how many are ideal, or do they need any more?) Would like to get a template of requirements for a siding link. To determine where they are appropriate and can best exist. Passenger rail on parallel tract is possible but not probable. In Arvada, Burlington wanted passenger tracks outside of industrial rail ROW. Because of difference in infrastructure requirements it is a huge investment for passenger. Wooden ties last about 5 yrs. In heavy use. Concrete ties last a long time but are very expensive. There are about 4,000 ties/mile. 1 rail car= 3.5 -4 trucks Rail cost about$200/ft to build, plus ROW cost Looking at property ownership is important for good fit, this can be very challenging Typical users of rail are heavy industry which tends to be ugly, smoke stacks, large and tall buildings, outside storage, noisy etc. John indicated he could get a summary of types of uses. Google Earth is what Broe uses throughout their businesses. Others may have a higher quality and more current info., but Google is free, standard, easy to use. Broe takes base Google info. overlays with assessor data and then does its own ground work to verify information. For follow-up: 1. John indicated he could get a summary of types of uses 2. Get a template of requirements for a siding link. To determine where they are appropriate and can best exist. 3. Has Broe done a similar study with a City/County elsewhere, if so where? 4. Would Nate be the best person to help in the rail analysis of transportation and land use element of the study? 5. What are rail green statistics? S:CD/Studies/Greeley WindsorWeldRail/Meeting/Broe/7-I I North Rail Corridor Study Emergency Service Provider Meeting Summary— March 19, 2009 Attendees: Staff:Brad Mueller, Weld County Planning; Greg Flebbe, City of Greeley Planning; Carlin Barkeen, City of Greeley Planning Service providers: Dave Bressler, Weld County Paramedic; Mike Davis, Windsor- Severance Fire; Dale Lyman, Union Colony Fire Greg Flebbe and Brad Mueller gave a brief overview of the background and purpose of the plan, in addition to the plan's timeframe for completion. The outcome and feedback from the O Street meetings were highlighted as they relate to the North Rail Corridor Study. Dale Lyman began with comments and concerns from Union Colony Fire. He stated that water was the biggest issue. Good infrastructure is a must. Recently there have been proposals for fire protection where the projects cannot meet fire flows. For example, non-potable water for fire protection has been presented to them, and it is just not possible for residential or commercial/industrial projects for several reasons (as stated by Mike Davis below): Other concerns he had were the limited access points in the area, the future locations of stations in the area, and that North Weld County Water District (NWCWD) does not have the ability to provide flows for industrial or residential. Mike Davis mentioned and agreement between Great Western Business Park and Windsor for water storage and a railroad spur that has not yet been built. The spur was supposed to be a condition of approving the Great Western Business Park and that was three years ago. NWCWD has challenges with its lack in infrastructure in this area. Six-inch mains, at a minimum, would be needed in this area. Because of the lack of infrastructure, Bracewell, for example, was required to have individual suppression systems. This creates a challenge for everyone. Subdivisions with dual use systems are impractical. Also, Mr. Davis explained that non-potable systems are impractical because of the following: - bacteria in supply can clog up system - economics; non-potable water system isn't cost effective - not reliable; non-potable water may not be available when you need it, as it can dry up Dave Bressler noted that the existing roads are a challenge. Fire trucks cannot make turns on the existing roadways. Additionally, it is difficult to move from one area to another (for example, Greeley to Windsor). There are limited connections and the roadways are narrow. In addition, there are conflicts between urban traffic (commuters) and rural traffic (farming equipment). Areas of particular concern are between 83`d Avenue and 35th Avenue on State Highway 392. There are no controlled intersections in this area. Commuters travel at very high speeds and there are an increased number of head-on crashes. The 83`d Avenue/Two Rivers Parkway area is also deadly. Where the roadway meets the river, there is often fog, which catches commuters off guard and thus, accidents. In addition, smoke from controlled burns is problematic for commuters. Farming trucks, such as grain trucks, do not always stay in one lane, can spill loads and cause accidents. There was more discussion about traffic problems in the area. The area surrounding Kodak is an ongoing problem because of traffic and accessibility. Broe was supposed to work on a spur with the Town of Windsor to help defray rail traffic. The spur was supposed to be built before Front Range Energy was built (a large user in Great Western Industrial Park). Windsor had a condition of approval that the spur was built at this time, but it has been three years that the park has been in operation. The rail traffic in this location can block WC Paramedics from the other side of the rail line. There is an agreement that the railroad contacts Windsor-Severance Fire when a long train (85 or more cars) will be passing so that they can prepare; however, it is just a matter of time before they are cut off from getting to an emergency (the station is located on the other side of the line from the Kodak area). The agreement between Broe and Windsor was supposed to be for moving rail activity for Union Pacific to Burlington Northern. There are rail cars carrying ethanol along this line, which are now being run to Fort Collins and sitting there. The existing rail line is not designed for industrial activity. It was designed for hauling sugar. There have been a number of derailments and approximately 20 or more fires per year caused by sparks from the friction of the rail cars on the tracks. The emergency providers posed the question, "How do we protect existing areas?" There was discussion about looking at accident numbers for the various intersections and roadways for the study area. It was also mentioned that Great Western Industrial Park is a "Free Trade Zone" so large industrial users will be more likely to locate here and compound the current service issues in this area. The meeting concluded by letting the providers know that we would keep them informed of the City and County's progress, as well as the open house meeting several months from now. North Rail Corridor Study Schools, Parks, Trails, DOW Meeting Summary-April 8, 2009 Attendees: Staff:Brad Mueller, Weld County Planning; Greg Flebbe, City of Greeley Planning; Carlin Barkeen, City of Greeley Planning; Karen Scopel, City of Greeley Natural Resources; Ginny Lightsey, City of Greeley Trails Coordinator; Ron Williams, City of Greeley Parks Director Others:Tim Unrein, Assistant Superintendent, Eaton School Dist; Eric Lowery, Colorado Division of Wildlife Greg Flebbe and Brad Mueller gave a brief overview of the background and purpose of the plan, in addition to the plan's timeframe for completion. The acreage of the area being studied is approximately 15,000 acres. It was asked if the City and County's goal was to develop in this area. Staff responded that the goal was to promote job-creating growth and that this plan would put together a summary, findings and recommendations for this area. It was mentioned that the build out period was estimated over a 50-year period and the anticipated population for this area ranged between 15,000 to 30,000 people at build out. It was noted that Stephanie Watkins, of the Windsor School District, was unable to attend, but would like to receive summary of the meeting. The question was asked, "How does Eaton establish their school district boundaries?" Mr. Unrein gave an overview of the district boundaries and stated that there has been a slight decline in the number of students from the typical 25-70 new students per year. This number was down this year and there have not been any permits in Eaton and no fees collected from Eaton. There is a new elementary school that was built in 2003 to accommodate growth. The middle school is currently under-utilized. Eaton hasn't built a school since 1978. The difficulties the district has include: areas far away from the main hub (six to seven miles away); haven't talked to Grainery folks. Staff mentioned that The Grainery was in due diligence period. Mr. Unrein stated that this project would significantly impact them. The community is six to seven miles away from the school. The district probably would not support the development. The district would not have bond support for such a development. Staff asked what the likelihood of a bond issue being supported in the area of the North Greeley Rail Corridor Plan. Mr. Unrein stated the likelihood of support would be slim. It was discussed that the other schools in the area are at 85-90% capacity. It was questioned what the likelihood of people electing for their kids to attend School District 6 in this area and agreed that it probably was not likely. Mr. Unrein stated that they had not been contacted by the developer of The Grainery and would like a contact so they could start discussions with them. The district does have a cash-in-lieu program where the Town of Eaton collects a school district fee at the time of building permit unless the proposal is a large development and needs a school within it. If a resident wants to stay in the district, they have to drive the kids or get picked up by a bus. The kids could come in from anywhere. Some of the kids go to school in the Eaton schools because their parents work in the Eaton area and some of the Eaton kids go tot school in other jurisdictions for the same reason. Galeton is a rural school in this vicinity, which is a K-5 school. Eaton has 2 elementary schools, a middle school, and a high school in town. Mr. Flebbe asked if the IGA the Eaton School District has with the Town of Eaton works well. Mr. Unrein stated that it does. It was requested to review a copy of the IGA for this area. Mr. Mueller explained that the County has two separate fees for schools — one for land and one for capital. City and County staff agreed that an IGA with the Eaton School District needed to be one of the recommendations presented in this plan. There was some discussion also about placement of the school sites and residential areas so that kids were not crossing the railroad tracks all of the time. The group moved on to discuss parks. Mr. Williams stated that the 2002 Parks and Trails Master Plan is already ahead of plans population-wise. There are no plans to update the plan for this reason, but the whole parks program system needs updating, as there have not been any new programs approved. This plan (the North Greeley Rail Corridor Plan) may help drive an update of the program. Currently, new parks are not based on a plan, just a formula. They have coordination with Windsor and have talked about joint ventures with the school district, including non-potable water systems. The City and school district can share the maintenance of such as system, which will be very beneficial. They promote schools next to parks and trails. They would love to see a mix of land uses. He stated the average cost of a trail is $300,000 per mile; $400,000 per mile if there are wetlands. They have had success working with Greeley # 2 Ditch Board and will need to work toward this success with Greeley #3 Ditch Board. Ms. Scopel stated that Larimer County is trying to connect to Timnath with on- street lanes they are calling "trails", but these are not "trails". There was some discussion on what was appropriate to be called a "trail". Mr. Williams stated that neighborhood parks need to be at least ten acres in size and not little pocket parks. They are not opposed to drainage ways counting towards parks if they are done right. Working with drainage ways also helps the Division of Wildlife. The Greeley West Park is a good example of a lot of positive activities in one area. There are no fields with The Grainery proposal and they are needed. Parks will likely recommend fields for this proposal. There was discussion about why parks should not be specifically shown on a master plan because it can be seen as a "taking" if it the maps are too specific. Maps need to stay general and specifics be based on where needs are. Mr. Williams stated that it would be best if the City could get land ahead of time instead of paying high dollar later. It was added that the City needs a 50-foot easement for trail system. Mr. Williams reiterated that their park plan needs to be updated because their funding section is not up to date with inflation. There was some discussion about the trail and park impact fee costs. Mr. Unrein asked Mr. Williams if less land was needed if shared between the school district and city or county. Mr. Mueller stated that typically 15 acres was needed for them to consider a shared venture. Mr. Williams stated that they would not approve of a 5-acre park because it was too small for a lot of activities — not enough space —and the areas are too heavily used. Some areas are used at night and some are not. He gave the example of Bittersweet Park that is used at night, but the Poudre Trail is not used at night. He stated that parks are population based and the plan should note that recreation drives economic development. Adult activities have become more and more popular over the years and maintenance is intense. Mr. Mueller asked those in attendance what should not happen. Ms. Scopel stated that more intense uses need to be located away from the river corridor. Mr. Mueller mentioned that there would need to be balancing between moving density to commercial buffer areas and impacts on rural areas as well. Mr. Lowery stated that the updated their species list once every four years. The updated species list is on Colorado Division of Wildlife website. They do have GIS coverages that the City can request for their system. The current data is from 2005. Bald Eagles can be found nesting along this corridor. There is a half- mile radius of no development around Bald Eagle nests. Ms. Scopel noted that it needs to be ensured that there are no negative impacts on the Poudre Learning Center facility. Mr. Williams stated that he appreciates the planning efforts being conducted for this area. He noted that there is a lot of revenue being made by developers when they locate homes adjacent to open space, close to schools and near trails. There are economic incentives for everyone to have a good open space/parks/trails system. The meeting concluded by letting the participants know that we would keep them informed of the City and County's progress, as well as the open house meeting several months from now. North Rail Corridor Study Transportation Meeting Summary—April 16, 2009 Attendees: Staff:Greg Flebbe, City of Greeley Planning; Carlin Barkeen, City of Greeley Planning; Derek Glosson, City of Greeley Engineering Development Review; Bruce Biggi, City of Greeley Economic Development; Wayne Howard, Weld County Transportation Engineer Others:Stan Elmquist, MPO; Gloria Hice-Idler, CDOT Greg Flebbe gave a brief overview of the background and purpose of the plan, in addition to the plan's timeframe for completion. Mr. Flebbe discussed the IGA with Weld County. It was mentioned that the City's Comprehensive Plan had been adopted last week and the North Greeley Rail Corridor Plan's purpose was for analyzing the land uses in the area. There was discussion about the 1700 units within Poudre Ranch and the Grainery and how the Grainery would essentially create a 'new town'. There was discussion about Broe's involvement earlier in the process and the need to have another meeting with the agency after the stakeholder meetings. There was discussion about when there are trains along the corridor, long trains (100 cars), that block access along the corridor. It was mentioned that Union Pacific needs a mile area to do rail work. There was discussion about the rail traffic mainly being for the industrial areas along the corridor, as well as the "O" Street Study conducted by Weld County. Mr. Howard informed the group that the County's alignment studies could be found online. He mentioned the "North-South Study", "O Street Study" and "Two Rivers Parkway Study" were also online. He discussed the realignment of CR 23 and the redesign that was conducted by Weld County Staff. There was discussion about the right-of-way limitations along the rail corridor, so there are constraints with having a commuter rail within the existing right-of-way. The line is currently used for industrial use only, but commuter rail may be possible. Mr. Howard expressed that there should be other options rather than a double line. There was discussion about Omni-tracks and Great Western having challenges and the current rail line not capable of what they would like in terms of usage. Ms. Barkeen stated that the City was in the process of a Transportation Master Plan, which would tie into the recently approved Comprehensive Plan and therefore, this plan. Mr. Glosson stated that ideas from the meeting would be incorporated into the Transportation Master Plan. Mr. Flebbe asked if there was a time frame for the Two Rivers Study and Mr. Howard said there was not. Mr. Glosson pointed out that the Transportation Master Plan efforts had not begun yet; that negotiations with the consultant would be in the next week and that Steve Bagley was the main contact for the plan. Mr. Flebbe asked about CDOT access control plans for this area. Ms. Hice-Idler stated that they were not that involved, but that there was an access control plan for Hwy 392 from October 2006 and an access control plan for Hwy 85 from 1998. On occasion, they will receive amendment requests, such as the Leprino proposal. There are options for realigning CR 23. Mr. Flebbe asked how amendments are funded. Ms. Hice-Idler stated that first the amendments must be supported by the city and that direction is given on what needs to be done. The developer/development pays the cost of the amendment. Transportation Impact Study is conducted, at the cost of the developer, to determine the improvements, also paid for by the developer. Mr. Glosson asked if CDOT has veto power on Hwy 392. Ms. Hice-Idler stated they did not, but they have good working relationships with the municipalities. One issue she could see for this plan and for CDOT are trains blocking Hwy 85. Mr. Biggi, Elmquist and Howard all expressed concern with trains blocking roadways in this area. Mr. Elmquist discussed the Two Rivers Parkway Study and 23rd Avenue with the truck routes to "O" Street and other crossroads. There was discussion with the MPO about redirecting truck routes to CR 19 and Hwy 257 south. The MPO was under discussions regarding design standards. There have been many discussions and focus on trucking and truck routes with the MPO. There was concern MPO involvement may fade away. The MPO will be holding an open house soon which focuses on trucking companies. Mr. Flebbe brought up the topic of truck routes and bicycles. He posed the question if bicycles were not allowed along truck routes for safety. Mr. Elmquist stated that the roads were designed to ASSHTO (American Association of State Highway and Transportation Officials) standards. Mr. Howard stated that the county roads are not designed for bicycles. Much of this is due to cost. It costs an extra$150,000 per mile to design a road with a 4-foot shoulder, which isn't even enough to be called a "bike lane". Ms. Hice-Idler mentioned that Hwy 257 had bike lanes. Most agreed that rural roads do not mix well with bicycles or pedestrians for the mere reason that it is a dangerous combination. Adding to the danger is the fact that these roadways do not have lighting either. Mr. Howard mentioned the impacts of designated truck routes. The damage is tremendous. One truck trip is equivalent to 3,000 automobile trips. Roads deteriorate. Ms. Barkeen mentioned the impacts from the oil and gas rigs and asked if the County collects an impact fee for oil and gas. Mr. Howard stated they have an access fee for oil and gas; that is how they collect for this use. However, some will use a farm road and then not have to pay a fee. The oil and gas pay a lot of taxes. It was discussed that Waste Management and other trucks should have future agreements with municipalities. The agreements would have to go to the state level to work. Mr. Flebbe stated that co-location of oil and gas facilities could help reduce the number of trips and therefore, impacts to roadways, etc. Mr. Howard stated that their transportation permit fee is $1,000 each time they (oil and gas) leave the field; there is a USR (Use by Special Review) required prior to building permit; and an access permit. Mr. Howard asked how the study would be useful without the railroad. Mr. Flebbe described the involvement thus far with the railroad companies. He stated the land uses surrounding the rail corridor were the main focus of this study since it is anticipated that as many as 30,000 people may live in this area in the future. The meeting concluded by letting the participants know that the City and County would keep them informed of the plan's progress, as well as the open house meeting several months from now. North Rail Corridor Study Mineral Interests Meeting Summary—April 21, 2009 Attendees: Staff: Brad Mueller, Weld County Planner; Greg Flebbe, City of Greeley Planning; Carlin Barkeen, City of Greeley Planning Mineral Interests:Dave Bell, Anadarko Petroleum Corp.; Anne Best Johnson, Lafarge Aggregates & Concrete; Michael Job, Hall-Irwin Greg Flebbe and Brad Mueller gave a brief overview of the background and purpose of the plan, in addition to the plan's timeframe for completion. Mr. Flebbe discussed the IGA with Weld County. It was mentioned that the City's Comprehensive Plan had recently been adopted and the North Greeley Rail Corridor Plan's purpose was for analyzing the land uses in the area. There was brief discussion about Broe's involvement earlier in the process. Mr. Bell stated that Anadarko was a mineral owner in the odd numbered sections of this area. They work with the developer and the city. There is a lot of infill drilling in this area and they use existing operations as much as possible. There were not issues with the planning efforts for this area at this point. Mr. Flebbe asked about the number of wells Anadarko anticipated in this area in the next ten years. Mr. Bell responded that they will still drill in the next several years because this is still an important area for them. There will be a number of other operators and other entities that will want to develop in this area as well. There was some discussion about the locations of high pressure gas lines in this area. Mr. Bell stated that they have railroad crossing agreements and setback agreements with the railroad companies. The setback from the railroad right-of- way is 200 feet or 1 1 of the height of the oil rig. There is mostly directional drilling in this area, but it comes down to the economics of the situation. There are some horizontal wells out in this area and they can drill 2,000' with good conditions. Directional wells can be 2,500' deep. Ms. Johnson stated that Lafarge was submitting a zone change and USR to the City of Greeley by May 1 of this year for one of their projects along the corridor. They are in the process of working on some properties to the east with Windsor and processing a USR through the County. They are working closely with the Colorado Division of Wildlife. Some of the properties in this area have executed agreements and one property has a pending agreement. There was some discussion about some of the areas within the plan that have too much overburden and not feasible for mining. Most of this area was stream terrace. Mr. Mueller stated that it was the responsibility of the County to have a resource map and identify economically viable areas for future development. Ms. Johnson mentioned that they work with the property owner or end user on the future best use after reclamation, such as water storage, recreation, etc. Mr. Flebbe stated that Fort Collins has a reclamation program. There was discussion about the possibility of partnerships for reclamation opportunities. Mr. Mueller asked how it would be possible to combine lakes. Ms. Johnson stated that common ownership was probably the best solution. Mr. Job stated that property owners, from their experience, do not like to share facilities. It's a privacy, buffering, liability and maintenance issue. They will work with property owner to achieve whatever that property owner desires whether lakes, habitat, etc. There is a recent project in Windsor that is a good example. Mr. Mueller asked the parties what some of the existing constraints or issues they face. Ms. Johnson said grade crossings are an issue. They are involved with improvement agreements for roads, but who picks up the bill when commercial and industrial develops? The development on the Bracewell curve was also brought up as an issue for this area by Mr. Job. When the curve is straightened, a great viable area will be lost. There was a USR for the 116 acres, but it was withdrawn. Ms. Johnson stated that batching on the same site should be allowed and promoting recycling of concrete instead of pushing the use to the outskirts of areas. Recycling of concrete in or near communities is beneficial to everyone because it reduces truck traffic. The costs of hauling also increases if the facilities are located further away. Ms. Johnson and Mr. Job stated that there were no co-location opportunities in their industry. Mr. Flebbe asked how the companies dealt with wetlands and both stated that it depends on the jurisdiction. Mr. Job mentioned that there were Bald Eagles on the lake (adjacent to Bracewell) and the project shut down during the nesting season. There are a lot of regulations to follow. Ms. Johnson stated that it can cost up to $1 million just to permit a site. Mr. Flebbe asked if the companies get involved with wetland banking. Mr. Job stated they did not, as it was cost prohibitive and the restrictions were unreasonable. The cost can amount to $125,000 per acre and they have been asked to provide a replacement ratio as high as 5 to 1. This is just not feasible. It was asked who builds and maintains the wetlands. The EPA regulates this. The meeting concluded by the letting participants know that the City and County would keep them informed of the plan's progress, as well as the open house meeting several months from now. reel.ey axed.Matte c[vS Up NORTH GREELEY RAIL CORRIDOR SUB-AREA PLAN INFRASTRUCTURE DISCUSSION Monday, July 13th 1-:00 pm. City Hall Annex (1100 10th Street) Law Conference Room 4th Floor AGENDA I. Overview of Study & Update • Objectives • Process II. Short-term Objectives • Infrastructure challenges/policies 1. Greeley & North Weld Water 2. Greeley potable & non-potable water 3. Water options such as Grainery (pilot program?) 4. 208 Wastewater Service Area 5. Fire Department and non-potable 6. Transportation Corridors III. Next Steps • Refine Greeley Utility Service area • Clarify water policy for development Study Purpose — The North Greeley Rail Corridor Sub-Area Plan is to provide a shared vision of the rail corridor within the study area. This shared vision will help Weld county and Greeley coordinate infrastructure and land use in order to promote economic development of the corridor Comp Plan/Greeley Economic Development Strategic Plan (EDSP) objectives: 1. Creating rail transportation corridor zones incorporating large parcel and rail spur infrastructure as a key element of our economic development efforts 2. Develop and expand industrial rail system service 3. Develop the ability to meet the site ready infrastructure needs of targeted primary commercial and industrial businesses 4. Create a modern transportation system of bike, pedestrian, highway and rail transportation corridors Appendix B.3 1' j I t 1C ,fit 'i.1�'S-.tr 4 ! / \WI ,4 '_ t� —_ __ — �, ) I 'filler 111 ..,4 mg4- 7" Ave. & 3" St. lit tli ;, s1 ites0, .,4,0 ,,,,,,,, ,, 3, _ i ,,,0 rtilitil41101/41P6 ttiVI •y. . ` mu le, al - • t 1 r vs • • t 11 r• - Cie? e rr'r, + N j` ._t •• r' , per/ - --�.'►-•-`i'^-''! 1. i .'401 0 4 , .! rl >' r''rp � }.. a.. • der/• ,1 1 1 •} � '..�� 1 •V yyp��. ti — , . 1 is , �. •• 1 o .•. X• �.tf i �+ Sri } i�K�'` - _• 1 1 " v-I\ c. tri«(.l I C) t . fr - - t - • — 1 ` A \ C . and 13 St . ,e. 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