HomeMy WebLinkAbout20090829.tiffDEPARTMENT OF PLANNING SERVICES
Greeley Planning Office
918 Tenth Street
Greeley, Colorado 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@co.weld.co.us
PHONE (970) 353-6100, EXT. 3549
FAX (970) 304-6498
April 1, 2009
Katie Cooley
Vision Land Consultants, Inc.
603 Park Point Drive, Suite 100
Golden, CO 80401
Subject: Idaho Creek Subdivision, Planning Case No. AmPF-554 (S -55y)
Dear Ms. Cooley:
The Department of Planning Services, at the request of the Department of Public Works, conducted a
field assessment to determine if the improvements had been completed for the non -transportation items
as outlined on drawings prepared by Valerian, LLC of Littleton, Colorado for Phases II, Ill and the Open
Classroom Park component associated with this development.
The Department of Planning Services has the following comments:
Two street trees are missing, East side of County Road 7'% at barricade near Lots 11, 10 and 9 as
delineated on the Valerian, LLC drawing L-4 dated October 12, 2001. Additionally, the callout is for the
ground plane to be planted in short grass seed mix. Visual inspection determined several areas of bare
earth without coverage.
The Area identified as Tract N — Park has been upgraded with a new four swing component with one inch
minus wood chips serving as the base surface. Depth of the base surface is greater than six inches at the
location inspected. The area is surrounded by a cast in place concrete curb, flush with grade. The Kid
Builder 103 or Equal, Play Structure manufactured by Recreation Plus, Ltd., of Golden Colorado, appears
to have been replaced with a newer play structure. The replacement and upgrades of the play structures
are acceptable to this office. From appearances, the base plane will be a synthetic or rubberized surface,
similar to Fibar, as specified on the Landscape drawings prepared by Valerian, LLC drawing L-13 dated
October 12, 2001. This component is not yet installed, although the materials are on site.
The bus shelter and trash receptacle are in place. Previous site inspection has identified a picnic table
beneath this the bus shelter canopy, although not present on this visit, March 31, 2009. Should the picnic
table be considered a part of the park improvements, thi item should be replaced. The public restroom
facility has been constructed, although the door is locked, limiting access. This situation has not changed
from previous site investigations, County representatives have found the restroom locked in each site
investigation, this is not acceptable. County requests follow-up information on the reasoning behind the
2009-0829
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limit accessibility to the restroom. Is this action due to vandalism? Are there hours of posted when the
restroom is open for use?
There is a "Cargo" container on site that is not a part of the approved plan and shall be removed
immediately after the completion of the improvements to the park.
The Open Classroom Park component of this development has several issues that will require
addressing. The access drive from County Road 7'/: into the parking area has one overhead light at the
entrance drive apron from County Road 7'/:; this location is outside of the area identified as the Open
Classroom Park component and is within the area identified as Block 14, Lot 1 St. Vrain School District.
Staff requests one overhead light installed in the parking area, preferably near the trailhead to the west of
the parking area, for both safety and security purposes as outlined in the Improvement Agreement dated
December 20, 2004.
The trail is comprised of crushed stone fines that have been graded and rolled. The entrance to the trail is
identifiable with the board fence not detailed in the drawing package from Valerian, LLC. This new
element is acceptable to this office as the park user is directed to the trailhead to the open space. There
are three signs on two metal posts warning pedestrians of expected conditions; i.e., coyotes, snakes, and
otherwise providing safety information. Information; stay on trails, no swimming, do not walk on the ice, et
cetera. Internal to the open space area located west of the parking area and adjacent on the north side of
the trail is the Idaho Creek Open Space Park - Welcome sign as delineated on drawing L-14 from
Valerian, LLC. The "Welcome Sign" is appropriately sited and installed for use by visitors.
Visual inspection determined that prairie dogs are abundant in this area and have impacted the surface of
the trail, the trail edge, the observation vistas and the adjacent land forms, potentially causing a safety
concern. The burrowing holes are large, the displaced material from the burrowing animals creates an
uneven surface, including the mounding of materials and the colonies are extensive. It is requested of
representatives for KB Home Colorado, Inc., to provide a follow-up plan of action to address this current
condition.
Sign 1 discussing animals is not present at the location delineated on the drawings, and the likely post to
support this sign is lying on the ground and is not secured with concrete as required. Sign 2 discussing
mallard ducks is also not present, although the pedestal for the sign is in place. Sign 3 discussing prairie
dogs is present. Each of the information panel locations has a bench and trash receptacle as delineated
on the Landscape detail drawings. At a minimum, the signs shall be correctly installed in the locations
delineated on the approved plan' set for this subdivision.
Sheet L-12 from Valerian, LLC shows required evergreen deciduous and ornamental trees and the
evergreen and deciduous shrubs by quantity, for the entire development. While this list appears to
represent the existing plant material placed within the development, it is disconcerting that the mature
trees, understory vegetation, herbaceous material and riparian edge material associated with the Open
Classroom Park component of this development has been removed as in the case of the mature trees
and understory vegetation. The ground plane and riparian edge vegetation is also compromised in
several locations within the open space classroom park and there are several areas where past vegetative
trimmings are piled on the land, creating both potential habitat and nuisance conditions. Representatives
for Planning Services visually identified several areas staked for what is perceived to be a new plant
material installation, both within the trail area and also in the area identified as a future trail connection to
the school if ever constructed on site. The action proposed to be taken by unknown others is a positive
step into returning the op[en space into a viable outdoor classroom and positive habitat development.
Should these new planting areas be installed, the Department of Planning Services requests an updated
Landscape Plan be submitted to this office for recording.
Requested Follow -Up
Given the uncertainty of the timing and installation of the plant material, this office requests a time line for
installation, the plant materials to be planted, and any other improvements to be installed, for our records.
The native seed mix and the short grass mix, identified as non -irrigated, are spotty in places as previously
discussed in the comments concerning plantings east of County Road 7 1/2 at the barricade.
Recommendation
In summary, the Department of Planning Services is in support of the release of monies for the non -
transportation improvements for the Idaho Creek Subdivision Phase 2 and Phase 3 as all required
improvements have been installed. This office requests Ms. Cooley, Construction Manager, for KB Home
Colorado, Inc., provide evidence that the single handicapped restroom located within the comm unity park,
identified as Tract N on all drawings is both operational and accessible.
The Department of Planning Services is not in support of the release of any monies for the Open
Classroom Park as there are several issues presented herein that will require immediate attention and
action. Further, it is the recommendation of this office that the Faithful Performance Bond (Subdivision)
#SU 5010143 issued by Arch Insurance Company in the amount of three hundred forty six and 6 and
no/100s ($346,006.00) dollars for the Open Space Parks Collateral be retained until all approved
improvements shown on the Valerian, LLC drawings, as discussed here are installed, replaced, and
maintained in good condition for a minimum warrantee period of one year, thereby allowing all plant
material to demonstrate the ability to thrive and grow.
Should representatives for KB Home Colorado, Inc., have questions or concerns regarding these
requests, please contact this office for clarification. My points of contact are listed in the masthead.
Thank you.
Sincer
Kim -
Planning Services
Enclosures
ec: B. Barker, Attorney's Office
E. Gesick, CTB
T. Honn, Building/Planning
D. Bauer, Public Works
D. Dunker, Public Works
D. Carroll, Public Works
J. Holbrook, Public Works
File: S-554
AmPF-554
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